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Project Rev & CorrespondenceCity of Yelm Community Development Department P.O. Boa 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: Barry Howard, Karl Lundberg From: Tami Merriman, Assistant Planner Date: October 29, 2004 Re: Latecomers Agreement I have reviewed your application to enter into a reimbursement contract (latecomers agreement) There are some changes that are required before we can submit your request to City Council. You may only apply for a latecomers agreement for water and sewer. Your street improvement costs were for the required improvements that front your property. These improvements do not front or benefit the other properties, and cannot be included in the cost break out. We also cannot include the PSE gas line, The City can only contract for City utilities. For the agreement itself, I have listed below items that need changed. 1. There must be two separate contracts, one for the waterline extension, and one for the sewerline extension 2. Exhibit A should show the list of eligible costs, and the formula for distributing the costs to the properties. 3. Exhibit B should have a clearly defined map, showing the properties included. This map should be large enough to read clearly when recorded with the County. 4. I have noted some minor changes in the document you submitted. If you have any questions, please contact me at (360) 458-8496. Sincerely, ~~~~ f ~~~~~~~ Tami Merriman Assistant Planner APPLICATION FOR LATECOME AGREEMENT Please type or print legibly: 1. Name and Address of Devetoper: PROJECT FORE (Barry Howard) PO Box 15113 Olympia, WA 98511-5113 2. Name of Project: BUCKHORN ESTATES 3. Project Location (include common street address) 8945 Mountain View Rd SE Yelm, WA 98597 4. Name and Address of Legal Owner(s) (if different from developer): Same as Developer 5. Name and Address of Developer's Engineer: 2M Enterprises _ _ Karl Lundberg PE 15345 Sunwood Blvd. Suite 302 Tukwila, WA 98188 6. Attached as Exhibit "A" is the legal description for this proposed project. 7. Tax Parcel Number(s): 2171 3310 101 8. This project contains 21 Lots. a. Type(s) of lots: Single Family X Duplex/Multiplex X (No.of units 1 Commercial Other b. Type of commercial use: 9. Attached as Exhibit "B" is the legal description for all properties that the applicant proposes for latecomer reimbursement. 10. Enclosed is a preliminary plan showing the proposed project, including boundaries, lot lines, facilities, roads and structures. 11. The construction of the proposed facilities will be commenced on or before May 1, 2004 and will be completed on or before October 31, 2005 . 12. Has an application for a building permit, rezone, subdivision approval, planned residential project, or any part thereof been submitted to the City? Yes X No T'd L06~-8L6 (09E1 uewsut~ epuaug pue ue0 eLS~90 b0 TT ueW ~,F~G 13.The developer understands that the City will not approve the plans for the proposed \J development until a Latecomer Agreement has been executed by both parties. 14. The City has required and the developer requests a Latecomer Agreement for ) ~ a. Street Improvements $ 10,210 (c"? ~c~c~r,~'~- r~,~~.~,~c~ ~- b. Water Extension $ 67,700 c. Sewer Extension $ 59,586 d. Other PSE Gas $ 7.000 ~; c; ~C.~ ~~-~~~ ~ ~~Lv~ ~-~~` SubTOtal S 144,496 ilncludes Enc~ineerinq, Survevinq. St. Tax1 e.15°~ Overhead $ 21,674 f. 10% Profit $ 14,450 TOTAL $ 180,620 I have read and fully understand the foregoing conditions and agree to adhere to the procedures and requirements of the developer extension manual and extension agreement and the ordinances, rules, and regulations of the City. Developer By: (Name of company or individual) (Typed or printed name) (Signature} Its {Title) Date: Z'd i.nn~-f3J.R f n9R 1 ueWSUty eouaua oue uert ei c ion ~n r r ,~~_, Mar 24 04 04:57p Dan and Brenda Kinsman (3601 978-4907 p.2 BUCKHORN ESTATES LATECOMERS AGREEMENT 8945 Mountain View Rd SE Yelm, WA 98597 WATER/SEWER THIS AGREEMENT is made the day of , 2004, between the City of Yelm, a municipal corporation, hereinafter referred to as the "City" and Project Fore, its successors and assigns, hereinafter referred to as the "Developer"; WHEREAS, the Developer has constructed at its own cost and expense certain municipal WATER/SEWER and Other system improvements (hereinafter referred to as "facilities") that are described in Exhibit B to this Agreement; and within the benefit area also described in said Exhibit B; and WHEREAS, those facilities have been constructed in accordance with the standards of the City of Yelm and plans on file in the office of the Community Development Department for the City of Yelm; and WHEREAS, the City and Developer desire to enter into a contract pursuant to the authority granted by Chapter 35.91 RCW and Chapter 13.12 YMC, whereby provisions are made for the reimbursement of the Developer and its assigns by any owners of real estate who did not contribute to the original cost of such facilities and who subsequently tap or use the same of a fair pro rata share of the cost of construction of such facilities; and WHEREAS, the Developer has prepared the following exhibits which are attached to this Agreement or filed with the Community Development Department and described in this Agreement: Exhibit A, consisting of: Exhibit B, consisting of: of eligible costs attributed to the facilities; The basis (formula) for distribution of that cost among all properties whit ~,' benefit or may benefit by said facilities; _ . -- Alisting of each property, including the Assessor's parcel number, ownership, description, pertinent dimensions and other data used in the calculation of the fee; and The latecomer fee for that property. Mar 24 04 04:57p Dan and Brenda Kinsman (3601 978-4907 p.3 WHEREAS, the Developer has offered and the City is willing to accept said facilities as part of the City's WATERlSEWER system and, in return, collect from future users of said facilities their pro rata share of the cost of said facilities to be reimbursed to the Developer, and WHEREAS, the Yelm City Council has held a hearing and adopted an Ordinance as required by Sections13.12.020 and 030 YMC authorizing the Mayor of Yelm to execute this Agreement; NOW, THEREFORE, the parties hereby agree as follows: 1. The City shall accept ownership of said facilities and the Developer shall execute any documents necessary to place complete ownership of said facilities in the City. Frorn the time of acceptance by the City, the facilities shall belong to the City and the City shall be responsible for their maintenance and operation and shall be entitled to all revenues derived from the use of said facilities. N 4r~ ~~ ~°~= z <<< I, t~~~ -~ ~~( -li ~c <<~~ 2. For a period of fifteen (15) years from t , ' the pstj~r•t, that dal b ing -Tthe City shall collect from the owners of properties outlined on Exhibit B and listed on Exhibit B, prior to allowing the use by said properties of said facilities as shown on Exhibit B, the fair pro rata share of the cost of the facilities together with interest as provided in paragraph 3 and shall pay said sums to the Developer after deducting ten percent (10%} of the collected reimbursed amount as a fee for administering the terms of this Agreement: PROVIDED, however, that if a court of competent jurisdiction determines that the City lacks the legal ability to collect any portion of said costs or fees or interest thereon, the City shall have no independent liability to the Owner for such sums. This Agreement, including Exhibits A and B, having been approved by the Developer, and having been approved by Ordinance and signed by the Mayor pursuant to Chapter 13.12 YMC, shall be recorded with the Thurston County Auditor at the expense of the Owner, in accordance with YMC 13.12.040. 3. The Developer shall be entitled to interest reimbursement on compliance with the following terms: PROVIDED, that the aggregate amount of interest shall not exceed the equitable share of the cost of the system allocated to the property owners. A. The maximum term for calculation of the interest shall be ten (10) years, though payment shall be made over fifteen {15) years. B. Interest shall be paid on the latecomer's fee calculated as shown in Exhibit B in accordance with the following formula: 1=C"iT/12 I =Total interest charge Mar Z4 04 04:57p Dan and Brenda Kinsman (360) 978-4907 p,4 C =Latecomers cost i =Interest rate (__%); not exceeding ten percent per year. T =Time in months since project was accepted to date of each latecomer's hookup (up to but not exceeding 120 months) Reimbursement shall be collected by the City of Yelm from those tapping or using said facilities as provided in the previous paragraph and in accordance with Exhibit B. 4. Effective Date. This agreement shall be effective as of the day of 2004, and latecomer fees shall be collected hereunder for all projects and/or properties approved for hookup to or through subject facilities as provided for herein, for a period of fifteen (15) years from , 2004. In the event that the Developer assigns any interest in the Agreement, the Developer shall deliver a timely written notice of the assignment to the City. All payments made by the City under this Agreement shall be sent to the Developer at the following address: NAME: ~ ~ ~~ ~~ Y, ~ r ~ . ~~ ADDRESS: Or to such other address or assignee as the Developer may specify by written notice to the City. The City shall not be bound to make any payment to Owner or assignee at any other address or payable directly to any assignee unless the required notice has been received by the City at least ten (10) days before the payment is due. The City shall not be bound to divide any payment between the Owner and any other person or between any payees. IN WITNESS WHEREOF, the parties have executed this Agreement as of the date and year first written above. City of Yelm By: Adam Rivas, MAYOR ATTEST: Agnes Bennick, CITY CLERK STATE OF WASHINGTON COUNTY OF THURSTON ss Developer By: OWNER On this day of , 20 ,before me personally Mar 24 04 04:57p Dan and Brenda Kinsman [3601 978-4907 p.5 appeared Adam Rivas, to me known to be the Mayor of Yelm, the municipal corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned and on oath stated that he is authorized to execute said instrument. IN WITNESS WHEROF I have hereunto set my hand and affixed my official seal the day and year first above written. Notary Public in and for the State of Washington, residing in My commission expires STATE OF WASHINGTON ) ss COUNTY OF THURSTON ) On this day personally appeared before me , to me known to be the individual described in and who executed the within and foregoing instrument, and acknowledged that he/she signed the same as his/her free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN under my hand and official seal this day of , 2002. Notary Public in and for the State of Washington, residing in MY commission expires Approved as to form: By: City Attorney Mar U9 U4 06:48a Dan and Brenda Kinsman Thurston GeoDATA Center/lnteractive Map ~~ Thurston GeoData Center ._ _ _ r--~ \' 5~~~ I i I~ W u to ~ p ~ '' Q'I .~ ~ r = ~ t :.~ ,~ ~! ~" n :~ y ( 'Lr~l 21T f ~ .3q7~" 3'3iC ~ ~« <:~r: 2i'l l i, ~ I `~ q ( Zc TI ' f :'i4c ~ 3^i~~ 3~t3c . ~ cc~~ ~ I ~~~, I ~ ~ Q r ~, ~,~~ - 2rTt ~ ~ ~C ~ .3 i~C (C's.- ~ I G'i~ ~ 3 / \ ~ , \ f .:%~ := I'7 1 ~ ,I 3•F :3c I ~ ~ AVE. ~~ SP tohC f oAc _O ~ ~~ ~~ J ~` ~ , ~`r ~ ~ c ~ - c . ,, , io,g - (3601 978-4907 p.4 Page 1 of ? Click on Map to: ~ Znom In (' Zoom Oul Zoom Factor: 1 .5 r C' r. Finish Line (~ Zoom Print Map Only Search By: r Ui,plu}• Aerial Pholus ('' 1.)isrla~• I'~rccl 'l~exi Show other map la ers? none - ~T Redraw Only Ma Overview r ~. ~•r. ~~..r~s r .e M l~., t' . .• Submit Label Parcels With? ~ ~ ~ ~ ~ t _ ~ ~. Ynu are visitor .vith map request since. April 2a, 1'1)8 http:Ugeomap.geodata.or~T scriptslesrimap.dli?name=TGCMAP&Left= 1108559.0947507&$ottom=597125.1 ;... 3/8/04 EXHIBIT A BUCKHORN ESTATES: Legal Descriptions of Proposed Project Tax Parcel IYo: Address: Legal Descriatioo: 21713310101 8945 SI; Mountain View Rd 13-17-I E; S2-N2-NE4-SW4 Known as Lot 2 of LL-0437; 3/153; as recorded under Auditor's File No. 0703050055 o['l'hurston County, Washington. Du ~ hornl .egall'ro~wscdAojcct. doe EXHIBIT B BUCKHORN ESTATES: Legal Descriptions of Properties proposed for Latecomer Reimbursement: Itewt: Tax Parcel N~ Address: L.eaal Description: I. 21713340505 9321 SE Mountain View Rd 13-17-1 L', .<9 Ac i't S2-SE-SW G2 of Fol: Bcg. at NW Cor S 89-5E-50 f 0' 2. 21713430200 931Xi SI: Mountain Vicw Rd 13-17-1 G; 9,7U Ac. SW-SW-SE 3, 21713340502 9339 SG Mountain Vicw Rd 13-17-1E; 1.96 Ac.; S2-SL'-SW COM NW Cor on N [.ine 923E S)-02-301:: 22f 4. 21713340504 N/A 13-17-I E; S2-SW; KA l.ot 2 of SS-2469; 25/72 5. 21713340501 9209 SE Mountain View Rd 13-17-1 E; S2-SE-SW; KA Lot l ofSS-2469; 2/72 G. 21713340100 9131 SF•. Mountain Vicw Rd 13-17-1 F.•.; ['t S2-NE-SC-SW; KA Lot ii; C?;l_A-0249 7. 21713430102 9238 SE Mountain Vicw Rd 13-17-iE; KA Lot I; SS-2262 $. 21713340101 9107 SE Mountain Vicw Rd t3-17-1 G; .46 Ac SE-SW COM E Linc 854.29E N ol'St Cor N89-59-20W; I I F 8a 21713340105 9105 SE Mountain Vicw Rd 13-17-I E;PT SE-SW BAP on N. line S2-NE-SESW SEC 275E N. 89 f)E; and . KWOnD 71 54/12 (For SR Excrr~lion-Tax I'urpovcs Doty). 9. 21713340000 NIA 13-17-IF.; N2-NE-SE-SW except County Rd 10. 21713430106 9234 SE Mountain Vicw Rd 13-17-IE; KA I_ot 2; SS-2262; 221527 1 I. 21713430107 9104 SE Mountain Vicw Rd 13-17-1 E; KA t.ot 3; SS-2262; 22/52? 12. 21713310100 9003 Sl: Mountain Vicw Rd 13-17-1 f-.; E4-S2-NE-SW l~.xc- N 396E LcU Mt. Vicw Rd on E 13. 21713420000 9150 SE Mountain Vicw Rd 13-17-I F.; 5 Ac.; W2-S4-NW-S6 l4. 21713310200 9125 SE Mountain Vicw Rd 13-17-I E; E2-S2-NE4-SW4: N 396E Thcrwf N!A 13-17-1E;1J2-SE Lcss 6.62 Lcss Rds l,css Ptn Anncxcd to Yclm 15. 21713410100 BuckhornProposedl atecomerPropcrtics.doc ~ar• d• ~uu4 ;u,~~flM t'rudeotial Contact Corp Na~5456 P. 19/19 _ 3-F •O`' ---.._ _ ,.7 ' 4 ~-;;,r G`~~ .: :... y~rL~ :. - Y 77L7 b*~~• _ :. g 1, :. 7u.~ t i c ul~ ...1. .~.~ .: w n r -- C: 7.11 rp wl, I 'K ELI I ,uel .-, M71 ~ ~~r r. r, YI.I ~ is Hili i •: '~ 1 .f Iv lUl I'J rl_~q+r ! '1 :: 7w 1 i ,, SIT. - __ I _-'~:. +~- 711: ! i.}f.. :. 411 I Y kr1 ~f: _ la ` I :luau ~+~- _ 1 T nTu : 8 8< ~ 11 i• ..I' . .'YC ._... 1., ~„ s ~i~ 3 I F`~ t 1 rt G ,nr•- ...,. ri ul ~~J~'~ ~~ 7d~ Ya~ile~EAa 411 ' ~_ NI~~~~• _V >,ss ~~~ =.~,9 1 u,~ ' .. 1 ~ NIo ..._ -- .._ .... `~ I ~ ~ i ~ i ! ~ f 1 _a _ _ i .-• .... -~ -- a 1 -. _ ....~ .~.r._.. i 1 ' i ct I ! 1 ., I j 1 1 1 1 , 1 I r i ~'j ~' ••~ !. 7~ r is ! eM i ! o .~. __ I ~ ;. i _ ' ~, ' ,..., , ~~. T;a...._ • ,, :.. .-- V b '7 O .•-~, ~^ `~ f1 `` ~ 1~ ~ 1 ~~ n C ~ a7 .~ U L7 ~ G' lJl ~~ C y ^~ ;F ~ 7 ~ ~~ :~- i ~~ i . •• • V 177 In APPLICATION FOR LATECOME AGREEMENT Please type or print legibly: 1. Name and Address of Developer: PROJECT FORE Bar Howard PO Box 15113 Olympia WA 98511-5113 2. Name of Project: BUCKHORN ESTATES 3. Project Location (include common street address) 8945 Mountain View Rd SE Yelm WA 98597 4. Name and Address of Legal Owner(s) (if different from developer): Same as Developer __ 5. Name and Address of Developer's Engineer: 2M Enterprises Suite 302 Tukwila WA 98188 6. Attached as Exhibit "A" is the legal description for this proposed project. 7. Tax Parcel Number{s): 2171 3310 101 8. This project contains 21 _. Lots. a. Type(s) of lots: Single Family X Duplex/Multiplex X (No.of units ~ Commercial Other b. Type of commercial use: 9. Attached as Exhibit "B" is the legal description for all properties that the applicant proposes for latecomer reimbursement. 10. Enclosed is a preliminary plan showing the proposed project, including boundaries, lot lines, facilities, roads and structures. 11. The construction of the proposed facilities will be commenced on or before May 1, 2004 and will be completed on or before October 31, 2005 . 12. Has an application for a building permit, rezone, subdivision a royal, planned residential project, or any part thereof been submitted to the City? Yes X No 13.The developer understands that the City will not approve the plans for the proposed development until a Latecomer Agreement has been executed by both parties. 14. The City has required and the developer requests a Latecomer Agreement for a. Street Improvements $ 10,210 ~~(~ ~~~~ b. Water Extension $ 67,700 c. Sewer Extension _ $ 59,586 d. Other PSE Gas $ 7,000 ~ ~ '`-~~ ~~'~ SubTotal X144,496 (Includes ~ngineerina Surveying. St. Tax e.15% Overhead $ 21,674 f. 10% Profit $ 14,450 TOTAL $180,620 I have read and fully understand the foregoing conditions and agree to adhere to the procedures and requirements of the developer extension manual and extension agreement and the ordinances, rules, and regulations of the City. Developer BY= (Name of company or individual) (Typed or printed name) (Signature) Its (Title) Date: ~b \'~ _~ - ^ ~ - ~ ~ n.l ~ l.. - a m ~ - '~ Postage - $ ~ Certified Fee O ~ Postmark 0 Return Reciept Fee Here (Endorsement Required) O Restricted Delivery Fee ,-~ (Endorsement Requred) I ®,. 1 ~, Q~ O ~ Total Postage & Fees m p - Sent To ~ 11 ~ -- 1---- ------------°---°-------- 1'`- - ----- -- ---°----- - -------- --------- Street, Apt. No.; `^ or PO Box No r ' - ~~~ ~~~ . City, Stafe, Z/P+4 :~~ ~~ Certified Mail Provides: ^ A mailing receipt (as~anat/) ZOOZ aunf"OOBg w~oj Sd ^ A unique identifier for your mailpiece r ^ A record of delivery kept by the Postal Service for two years lmporYant Reminders: ^ Certified Mail may ONLY be combined with First-Class Mail®or Priorit~ Mail®. ^ Certified Mail is not available for any class of international mail. ^ NO INSURANCE COVERAGE IS PROVIDED with Certified Mail. For valuables, please consider Insured or Registered Mail. a For an additional fee, a Return Receipt may be requested to provide proof of delivery. To obtain Return Receipt service, please complete and attach a Return Receipt (PS Form 3811) to the article and add applicable postage to cover the fee. Endorse mailpiece "Return Receipt Requested". To receive a fee waiver for a duplicate return receipt, a USPS® postmark on your Certified Mail receipt is regwred. ^ For an additional fee, delivery may be restricted to the addressee or addressee's authorized agent. Advise the clerk or mark the mailpiece with the endorsement "Restricted Delivery". ^ If a postmark on the Certified Mail receipt is desired, please present the arti- cle at the post office for postmarking. If a postmark on the Certified Mail receipt is not needed, detach and affix label with postage and mail. IMPORTANT: Save this receipt and present it when making an inquiry. Internet access to delivery information is not available on mail addressed to APOs and FPOs. 0 elm 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 October 14, 2003 Project Fore, Dan Kinsman P.O. Box 151 13 Olympia, WA 9851 1-51 1 3 RE: BUCKHORN ESTATES PRELIMINARY PLAT, SUB-03-8346-YL Dear Applicant: Transm'-_rted herewith is the Report and Decision.of the City of Yelm Hearing Examiner relating to the above-entitled matter. Very trul .yours, STE N K. CAUSSEAUX, )R. Hearing Examiner SKC/ca cc: Parties of Record CITY OF YELM ~, -1- The City of Yelm is an Equal Ovnortunity OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: BUCKHORN ESTATES PRELIMINARY PLAT SUB-03-8346-YL APPLICANT: Project Fore, Dan Kinsman P.O. Box 15113 Olympia, WA 98511-5113 SUMMARY OF REQUEST: The applicant proposes to subdivide 4.81 acres into 21 single family residential lots. The proposed plat includes stormwater facilities, open space, and new streets. SUMMARY OF DECISION: Request granted, subject to conditions. PUBLIC HEARING: After reviewing Planning and Community Development Staff Report and examining available information on file with the application, the Examiner conducted a public hearing on the request as follows: The hearing was opened on September 29, 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 "1" - Planning and Community Development Staff Report and Attachments TAMI MERRIMAN appeared, presented the Community Development Department Staff Report, and testified that the site is located within the RS Moderate Density zone classification which authorizes between three and six dwelling units per acre. The future SR-510/507 bypass impacts a portion of the property and also affects requirements regarding water, sewer, and road improvements. An existing single family dwelling located -2- on the site does not meet the required setbacks, but the City can issue an administrative variance. The amount of open space exceeds City standards and the applicant will construct no homes in the open space. Mt. View Road will dead-end at the corridor. The SEPA official issued an MDNS on August 13, 2003, and imposed mitigating measures addressing schools and traffic. The City will defer improvement of Mt. View to the north of the plat entrance to such time as the bypass is finalized. The applicant will landscape or fence the perimeter and will install sidewalks, planter strips, and trees on the roads. Appearing was DAN KINSMAN, applicant, who thanked the City for its cooperation and the staff report. He understands all conditions of approval and will comply therewith. 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, CONCLUSIONS AND DECISION: FINDINGS: 1. The Hearing Examiner has admitted documentary evidence into the record, viewed the property, heard testimony, and taken this matter under advisement. 2. A Mitigated Determination of Nonsignificance was issued for this proposal. 3. Notice of the public hearing was published in the Nisqually Valley News on Friday, September 19, 2003. The notice was mailed to adjacent property owners, and the applicant, on September 17, 2003. 4. The applicant has a possessory ownership interest in a rectangular, 4.81 acre parcel of property abutting the west side of Mt. View Road between SR-510 and 88'h Improvements on the site include a single family residential home located near the southeast corner of the parcel with access onto Mt. View Road. The applicant requests preliminary plat approval to allow subdivision of site into 21 single family residential lots, including the existing house which will remain on lot one; a .31 acre storm drainage tract; and a .32 acre, triangular, open space area located in the northeast corner of the parcel adjacent to Mt. View Road. The parcel abuts Mt. View Road for 329 feet and measures 665 feet in depth. 5. The preliminary plat map shows access to all lots except for the existing house provided by a single plat road extending west from Mt. View Road to the west property line. Two cul-de-sac roads extend north therefrom. The storm drainage -3- and open space tracts abut one another in the northeast corner of the site. The density calculates to 4.81 dwelling units per acre. The existing house does not meet the required setbacks from the internal plat road, but the City will consider an administrative variance. 6. The City and the applicant have agreed to defer Yelm Municipal Code (YMC) requirements that the applicant improve Mt. View Road to City standards between the plat entrance and the north property line. The applicant will also defer installation of sewer and water lines in said area. The applicant will improve Mt. View Road and install said utility lines from the south to the internal plat road. The proposed SR-510/507 bypass transportation improvement will encompass the Tract B open space area, and if constructed, will cause Mt. View Road to dead-end at the plat access road. Should the State and City not construct said bypass, the applicant will continue said improvements to the north property line by means of a local improvement district or other funding vehicle. 7. As previously found, the site is located within the Moderate Density Residential zoning district (R-6) of the YMC. Section 17.15.020 YMC authorizes single family residential dwellings, duplexes, and multi-family dwellings in said classification so long as the density does not exceed six dwelling units per gross acre and does not fall below three dwelling units per gross acre. Section 17.15.050 YMC sets forth the bulk regulations of the R-6 classification and requires no minimum lot area and no minimum lot width. However, setbacks must measure 25 feet from collector streets, five feet on one side with a minimum total of 12 feet on both sides, a minimum rear yard setback of 25 feet, maximum building area coverage of 50%, and maximum development coverage of 75%. Said section restricts the height of principal structures to 35 feet. The applicant has shown on the preliminary plat map that all lots will have a reasonably sized building envelope, and that most lots measure 60 to 63 feet in width. Lot 15 and 16, corner lots located between the two cul-de-sac roads, must access onto the cul-de-sacs due to limited sight distance on the main plat road. 8. Parcels abutting the south and west property lines are also located in the R-6 district and improved with residential uses. Parcels to the north and east are located in unincorporated Thurston County and either improved with residential uses or vacant. 9. Chapter 16.14 YMC requires a minimum of 5% of the gross land area of the plat parcel to be dedicated as open space. To comply, the applicant must dedicate a minimum of 10,498 square feet of the parcel as open space. The proposed open space in the northeast corner which will accommodate the bypass measures 13,924 square feet, and the applicant will dedicate said parcel to the City. -4- 10. A mitigating measure in the MDNS requires the applicant to enter a school mitigation agreement with the Yelm School District to offset the impacts on the district of school aged children residing in the plat. 11. As previously found, the parcel will receive access from Mt. View Road, and the applicant will improve said road south of the main plat road with sidewalks, planter strips, and street trees. The applicant must also construct the internal plat roads to City standards. Traffic generated by the subdivision will impact the City's transportation system, and Chapter 15.40 YMC requires all development to mitigate said impacts. The transportation facility charge for single family residential dwellings equals $757.50 per p.m. peak hour trip, and is payable at the time of building permit. The existing single family dwelling will not pay such facility charge. 12. Chapter 17.72 YMC requires a minimum parking ratio of two spaces per unit and the applicant will provide at least said minimum. 13. The project is located within the City's sewer service area, but is currently not connected to the City's STEP sewer system. The applicant will extend an existing collection line located in Mt. View Road south of the site to provide sewer service. As previously found, the City will defer extension of the sewer line to the north property line. 14. The site is located in the City's water service area, but is not connected thereto. The applicant will extend an existing water main located in Mt. View Road to the south of the site to the preliminary plat. Again, the applicant will defer extension of the water line to the north property line. The applicant will abandon the on-site well serving the existing single family dwelling and will deed any water rights to the City. 15. The applicant has prepared a preliminary storm water report that estimates the area of impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and storage of storm water. The final storm water system must satisfy all YMC requirements. The preliminary plat shows the storm water system located in a .31 triangular parcel adjacent to the future bypass parcel. 16. The site is located within the boundaries of Thurston County Fire Protection District No. 2 which has a fire station within a reasonable response time. 17. .The applicant will install streetlighting in accordance with the City's development guidelines, and landscaping in accordance with Chapter 17.80 YMC which includes Type 2 perimeter landscaping which could be fencing. Road frontage improvements require street trees and grass in planter strips, and landscaping in open space areas as well as around above-ground storm water facilities. The applicant has submitted a conceptual landscaping plan addressing said requirements. -5- 18. Section 16.12.170 YMC sets forth the findings the Examiner must make prior to approving a preliminary plat. Findings on each criteria are hereby made as follows: A. The proposed subdivision makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, potable water supplies, sanitary waste, parks and recreation, schools and sidewalks. B. The subdivision conforms with the Yelm-Thurston County Joint Comprehensive Plan, the City zoning ordinance, the City subdivision ordinance, and the City's development guidelines. C. The public use and interest will be served by the platting of the subdivision and dedications. D. The City public facilities are adequate and available to serve the subdivision concurrent with development subject to the applicant constructing the sewer and water line to the plat. E. As previously found, the project is within the City's sewer service area which has the capacity to serve all lots. The preliminary plat satisfies all requirements of Section 16.12.170 YMC. CONCLUSIONS: 1. The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. 2. The applicant has established that the proposed preliminary plat makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, roads, alleys, other public ways, transit stops, potable water supplies, sanitary waste, parks and recreation, playgrounds, schools and school grounds, sidewalks, and other features assuring safe walking conditions. 3. The proposed preliminary plat should be approved subject to the following conditions: Lot Size and Setback 1. Driveway entrance and residential garages for Lots 15 & 16 shall be located on the cul-de-sac, north of the house constructed on these lots. The houses on these lots shall be oriented towards "Road A". -6- Open Space 2. The applicant shall provide for at least 10,498 square feet of open space, with vehicular access provided for maintenance purposes. The open space shall be located at the northeast corner of the property, as proposed. 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 dedicate the open space to the City of Yelm. Schools s . 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. Frontage improvements for Mountain View Road shall be consistent with the section "Neighborhood Collector". Interior street improvements shall be consistent with the section "local access residentiaP'. 7. The applicant shall sign a Waiver or Protest to defer the extension of the frontage improvements for Mountain View Road from the northern entrance of the subdivision to the northern property line. Notice of this deferral shall be on the face of the plat map, and in the Covenants of the plat. 8. The applicant shall provide for continuation of streets as per YMC Chapter 16.16.060, 16.16.090, and 16.16.110, and shall be required to sign the street "Future Road Connection". 9. 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. -~- Sewer 10. The proponent shall connect to the City's S.T.E.P System. There is an existing line in Mountain View Road, south of the site. A connecting line shall be extended to the entrance into the proposed development. 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. The applicant shall sign a Waiver of Protest to defer the extension of the sewer line from the entrance to the northern property line. Notice of this deferral shall be on the face of the plat map, and in the Covenants of the plat. 12. Sewer connection fees are charged at the current rate of $5,125 per connection, (fee subject to change) payable at building permit issuance, with the exception of the four LID assessments, which will be charged at the rate of $2,620 (fee subject to change). All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. 13. Existing sewage system located on-site shall be abandoned per Article IV Rules & Regulations of the Thurston County Board of Health Governing Disposal of sewage, and the existing home connected to City sewer prior to final plat application. Water 14. The Applicant shall connect to the City's water system. There is an existing watermain located in Mountain View Road, south of the site. The line shall be extended to the entrance into the proposed development. The on-site water system shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. 15. The applicant shall sign a Waiver of Protest to defer the extension of the water line from the entrance to the proposed plat, to the northern property line. Notice of this deferral shall be on the face of the plat map, and in the Covenants of the plat. 16. 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 -s- residential building lot, and the existing residence. These fees are payable at building permit issuance. 17. Existing wells on-site shall be abandoned per Department of Ecology standards and documentation submitted to the Thurston County Health Department for review, and the existing home connected to City water prior to final plat application. 18. Water rights for the abandoned well, if any, shall be dedicated to the City of Yelm. 19. All 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 20. The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. The applicant shall compile a final storm water report along with construction drawings. 21. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual dnrwells. 22. The applicant shall submit a storm water operation and maintenance plan to the Community Development Department for approval prior to final plat approval. 23. The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. Fire 24. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 25. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. -9- Street Lighting 26. 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. Landscaping 27. 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. Environmental 28. The applicant shall comply with the mitigation conditions of the MDNS issued on August 13, 2003. Subdivision Name and Property Addresses 29. The applicant has reserved the subdivision name of Buckhorn Estates 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 30. The applicant shall submit a grading plan for review and approval prior to any on-site grading. DECISION: The request for preliminary plat approval for Buckhorn Estates is hereby granted subject to the conditions contained in the conclusions above. ORDERED this 14th day of October, 2003. - _/''~s tr4 y ~,~ ,~~c~ f ~r~ ¢ ~, ,,~ ' ~ STEPHEN K. CAUSSEAUX, JR. Hearing Examiner -io- TRANSMITTED this 14th day of October, 2003, to the following: APPLICANT: OTHERS: Barry Howard Dan Kinsman City of Yelm Tami Merriman 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 Project Fore, Dan Kinsman P.O. Box 15113 Olympia, WA 98511-5113 945 113th Avenue SE Olympia, WA 98501 240 Beck Road Olympia, WA 98570 -11- CASE NO.: BUCKHORN ESTATES PRELIMINARY PLAT, SUB-03-8346-YL NOTICE 1. RECONSIDERATION: Any interested party or agency of record, oral or written, that disagrees with the decision of the hearing examiner may make a written request for reconsideration by the hearing examiner. Said request shall set forth specific errors relating to: A. Erroneous procedures; B. Errors of law objected to at the public hearing by the person requesting reconsideration; C. Incomplete record; D. An error in interpreting the comprehensive plan or other relevant material; or E. Newly discovered material evidence which was not available at the time of the hearing. The term "new evidence" shall mean only evidence discovered after the hearing held by the hearing examiner and shall not include evidence which was available or which could reasonably have been available and simply not presented at the hearing for whatever reason. The request must be filed no later than 4:30 p.m. on October 24. 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 for reconsideration, please attach this page to the request for reconsideration. -12- 0 elm 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 October 14, 2003 Project Fore, Dan Kinsman P.O. Box 15113 Olympia, WA 98511-5113 RE: BUCKHORN ESTATES PRELIMINARY PLAT, SUB-03-8346-YL Dear Applicant: Transmitted herewith is the Report and Decision,of the City of Yelm Hearing Examiner relating to the above-entitled matter. Very trul yours, 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 OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: BUCKHORN ESTATES PRELIMINARY PLAT SUB-03-8346-YL APPLICANT: Project Fore, Dan Kinsman P.O. Box 15113 Olympia, WA 98511-5113 SUMMARY OF REQUEST: The applicant proposes to subdivide 4.81 acres into 21 single family residential lots. The proposed plat includes stormwater facilities, open space, and new streets. SUMMARY OF DECISION: Request granted, subject to conditions. PUBLIC HEARING: After reviewing Planning and Community Development Staff Report and examining available information on file with the application, the Examiner conducted a public hearing on the request as follows: The hearing was opened on September 29, 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 "1" - Planning and Community Development Staff Report and Attachments TAMI MERRIMAN appeared, presented the Community Development Department Staff Report, and testified that the site is located within the RS Moderate Density zone classification which authorizes between three and six dwelling units per acre. The future SR-510/507 bypass impacts a portion of the property and also affects requirements regarding water, sewer, and road improvements. An existing single family dwelling located -2- on the site does not meet the required setbacks, but the City can issue an administrative variance. The amount of open space exceeds City standards and the applicant will construct no homes in the open space. Mt. View Road will dead-end at the corridor. The SEPA official issued an MDNS on August 13, 2003, and imposed mitigating measures addressing schools and traffic. The City will defer improvement of Mt. View to the north of the plat entrance to such time as the bypass is finalized. The applicant will landscape or fence the perimeter and will install sidewalks, planter strips, and trees on the roads. Appearing was DAN KINSMAN, applicant, who thanked the City for its cooperation and the staff report. He understands all conditions of approval and will comply therewith. 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, CONCLUSIONS AND DECISION: FINDINGS: 1. The Hearing Examiner has admitted documentary evidence into the record, viewed the property, heard testimony, and taken this matter under advisement. 2. A Mitigated Determination of Nonsignificance was issued for this proposal. 3. Notice of the public hearing was published in the Nisqually Valley News on Friday, September 19, 2003. The notice was mailed to adjacent property owners, and the applicant, on September 17, 2003. 4. The applicant has a possessory ownership interest in a rectangular, 4.81 acre parcel of property abutting the west side of Mt. View Road between SR-510 and 88tH Improvements on the site include a single family residential home located near the southeast corner of the parcel with access onto Mt. View Road. The applicant requests preliminary plat approval to allow subdivision of site into 21 single family residential lots, including the existing house which will remain on lot one; a .31 acre storm drainage tract; and a .32 acre, triangular, open space area located in the northeast corner of the parcel adjacent to Mt. View Road. The parcel abuts Mt. View Road for 329 feet and measures 665 feet in depth. 5. The preliminary plat map shows access to all lots except for the existing house provided by a single plat road extending west from Mt. View Road to the west property line. Two cul-de-sac roads extend north therefrom. The storm drainage -3- and open space tracts abut one another in the northeast corner of the site. The density calculates to 4.81 dwelling units per acre. The existing house does not meet the required setbacks from the internal plat road, but the City will consider an administrative variance. 6. The City and the applicant have agreed to defer Yelm Municipal Code (YMC) requirements that the applicant improve Mt. View Road to City standards between the plat entrance and the north property line. The applicant will also defer installation of sewer and water lines in said area. The applicant will improve Mt. View Road and install said utility lines from the south to the internal plat road. The proposed SR-510/507 bypass transportation improvement will encompass the Tract B open space area, and if constructed, will cause Mt. View Road to dead-end at the plat access road. Should the State and City not construct said bypass, the applicant will continue said improvements to the north property line by means of a local improvement district or other funding vehicle. 7. As previously found, the site is located within the Moderate Density Residential zoning district (R-6) of the YMC. Section 17.15.020 YMC authorizes single family residential dwellings, duplexes, and multi-family dwellings in said classification so long as the density does not exceed six dwelling units per gross acre and does not fall below three dwelling units per gross acre. Section 17.15.050 YMC sets forth the bulk regulations of the R-6 classification and requires no minimum lot area and no minimum lot width. However, setbacks must measure 25 feet from collector streets, five feet on one side with a minimum total of 12 feet on both sides, a minimum rear yard setback of 25 feet, maximum building area coverage of 50%, and maximum development coverage of 75%. Said section restricts the height of principal structures to 35 feet. The applicant has shown on the preliminary plat map that all lots will have a reasonably sized building envelope, and that most lots measure 60 to 63 feet in width. Lot 15 and 16, corner lots located between the two cul-de-sac roads, must access onto the cul-de-sacs due to limited sight distance on the main plat road. 8. Parcels abutting the south and west property lines are also located in the R-6 district and improved with residential uses. Parcels to the north and east are located in unincorporated Thurston County and either improved with residential uses or vacant. 9. Chapter 16.14 YMC requires a minimum of 5% of the gross land area of the plat parcel to be dedicated as open space. To comply, the applicant must dedicate a minimum of 10,498 square feet of the parcel as open space. The proposed open space in the northeast corner which will accommodate the bypass measures 13,924 square feet, and the applicant will dedicate said parcel to the City. -4- 10. A mitigating measure in the MDNS requires the applicant to enter a school mitigation agreement with the Yelm School District to offset the impacts on the district of school aged children residing in the plat. 11. As previously found, the parcel will receive access from Mt. View Road, and the applicant will improve said road south of the main plat road with sidewalks, planter strips, and street trees. The applicant must also construct the internal plat roads to City standards. Traffic generated by the subdivision will impact the City's transportation system, and Chapter 15.40 YMC requires all development to mitigate said impacts. The transportation facility charge for single family residential dwellings equals $757.50 per p.m. peak hour trip, and is payable at the time of building permit. The existing single family dwelling will not pay such facility charge. 12. Chapter 17.72 YMC requires a minimum parking ratio of two spaces per unit and the applicant will provide at least said minimum. 13. The project is located within the City's sewer service area, but is currently not connected to the City's STEP sewer system. The applicant will extend an existing collection line located in Mt. View Road south of the site to provide sewer service. As previously found, the City will defer extension of the sewer line to the north property line. 14. The site is located in the City's water service area, but is not connected thereto. The applicant will extend an existing water main located in Mt. View Road to the south of the site to the preliminary plat. Again, the applicant will defer extension of the water line to the north property line. The applicant will abandon the on-site well serving the existing single family dwelling and will deed any water rights to the City. 15. The applicant has prepared a preliminary storm water report that estimates the area of impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and storage of storm water. The final storm water system must satisfy all YMC requirements. The preliminary plat shows the storm water system located in a .31 triangular parcel adjacent to the future bypass parcel. 16. The site is located within the boundaries of Thurston County Fire Protection District No. 2 which has a fire station within a reasonable response time. 17. The applicant will install streetlighting in accordance with the City's development guidelines, and landscaping in accordance with Chapter 17.80 YMC which includes Type 2 perimeter landscaping which could be fencing. Road frontage improvements require street trees and grass in planter strips, and landscaping in open space areas as well as around above-ground storm water facilities. The applicant has submitted a conceptual landscaping plan addressing said requirements. -5- 18. Section 16.12.170 YMC sets forth the findings the Examiner must make prior to approving a preliminary plat. Findings on each criteria are hereby made as follows: A. The proposed subdivision makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, potable water supplies, sanitary waste, parks and recreation, schools and sidewalks. B. The subdivision conforms with the Yelm-Thurston County Joint Comprehensive Plan, the City zoning ordinance, the City subdivision ordinance, and the City's development guidelines. C. The public use and interest will be served by the platting of the subdivision and dedications. D. The City public facilities are adequate and available to serve the subdivision concurrent with development subject to the applicant constructing the sewer and water line to the plat. E. As previously found, the project is within the City's sewer service area which has the capacity to serve all lots. The preliminary plat satisfies all requirements of Section 16.12.170 YMC. CONCLUSIONS: 1. The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. 2. The applicant has established that the proposed preliminary plat makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, roads, alleys, other public ways, transit stops, potable water supplies, sanitary waste, parks and recreation, playgrounds, schools and school grounds, sidewalks, and other features assuring safe walking conditions. 3. The proposed preliminary plat should be approved subject to the following conditions: Lot Size and Setback 1. Driveway entrance and residential garages for Lots 15 & 16 shall be located on the cul-de-sac, north of the house constructed on these lots. The houses on these lots shall be oriented towards "Road A". -6- Open Space 2. The applicant shall provide for at least 10,498 square feet of open space, with vehicular access provided for maintenance purposes. The open space shall be located at the northeast corner of the property, as proposed. 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 dedicate the open space to the City of Yelm. Schools s . 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. Frontage improvements for Mountain View Road shall be consistent with the section "Neighborhood Collector". Interior street improvements shall be consistent with the section "local access residentiaP'. 7. The applicant shall sign a Waiver or Protest to defer the extension of the frontage improvements for Mountain View Road from the northern entrance of the subdivision to the northern property line. Notice of this deferral shall be on the face of the plat map, and in the Covenants of the plat. 8. The applicant shall provide for continuation of streets as per YMC Chapter 16.16.060, 16.16.090, and 16.16.110, and shall be required to sign the street "Future Road Connection". 9. 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. -~- Sewer 10. The proponent shall connect to the City's S.T.E.P System. There is an existing line in Mountain View Road, south of the site. A connecting line shall be extended to the entrance into the proposed development. 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. The applicant shall sign a Waiver of Protest to defer the extension of the sewer line from the entrance to the northern property line. Notice of this deferral shall be on the face of the plat map, and in the Covenants of the plat. 12. Sewer connection fees are charged at the current rate of $5,125 per connection, (fee subject to change) payable at building permit issuance, with the exception of the four LID assessments, which will be charged at the rate of $2,620 (fee subject to change). All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. 13. Existing sewage system located on-site shall be abandoned per Article IV Rules & Regulations of the Thurston County Board of Health Governing Disposal of sewage, and the existing home connected to City sewer prior to final plat application. Water 14. The Applicant shall connect to the City's water system. There is an existing watermain located in Mountain View Road, south of the site. The line shall be extended to the entrance into the proposed development. The on-site water system shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. 15. The applicant shall sign a Waiver of Protest to defer the extension of the water line from the entrance to the proposed plat, to the northern property line. Notice of this deferral shall be on the face of the plat map, and in the Covenants of the plat. 16. 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 -8- residential building lot, and the existing residence. These fees are payable at building permit issuance. 17. Existing wells on-site shall be abandoned per Department of Ecology standards and documentation submitted to the Thurston County Health Department for review, and the existing home connected to City water prior to final plat application. 18. Water rights for the abandoned well, if any, shall be dedicated to the City of Yelm. 19. All 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 20. The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. The applicant shall compile a final storm water report along with construction drawings. 21. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual dniwells. 22. The applicant shall submit a storm water operation and maintenance plan to the Community Development Department for approval prior to final plat approval. 23. The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. Fire 24. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 25. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. -9- Street Lighting 26. 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. Landscaping 27. 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. Environmental 28. The applicant shall comply with the mitigation conditions of the MDNS issued on August 13, 2003. Subdivision Name and Property Addresses 29. The applicant has reserved the subdivision name of Buckhorn Estates 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 30. The applicant shall submit a grading plan for review and approval prior to any on-site grading. DECISION: The request for preliminary plat approval for Buckhorn Estates is hereby granted subject to the conditions contained in the conclusions above. ORDERED this 14th day of October, 2003. STEPHEN K. CAUSSEAUX, JR. Hearing Examiner -lo- TRANSMITTED this 14th day of October, 2003, to the following: APPLICANT: Project Fore, Dan Kinsman P.O. Box 15113 Olympia, WA 98511-5113 OTHERS: Barry Howard 945 113th Avenue SE Olympia, WA 98501 Dan Kinsman 240 Beck Road Olympia, WA 98570 City of Yelm Tami Merriman 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 -11- CASE NO.: BUCKHORN ESTATES PRELIMINARY PLAT, SUB-03-8346-YL NOTICE 1. RECONSIDERATION: Any interested party or agency of record, oral or written, that disagrees with the decision of the hearing examiner may make a written request for reconsideration by the hearing examiner. Said request shall set forth specific errors relating to: A. Erroneous procedures; B. Errors of law objected to at the public hearing by the person requesting reconsideration; C. Incomplete record; D. An error in interpreting the comprehensive plan or other relevant material; or E. Newly discovered material evidence which was not available at the time of the hearing. The term "new evidence" shall mean only evidence discovered after the hearing held by the hearing examiner and shall not include evidence which was available or which could reasonably have been available and simply not presented at the hearing for whatever reason. The request must be filed no later than 4:30 p.m. on October 24, 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 for reconsideration, please attach this page to the request for reconsideration. -12- r ~" ` ~ -_ ~! ~~,a c ~ V ~vvv~~_ ~e ~ ~~ ~,~ S'~~'_ ~`G~ ~ ,~ ~~ ~ ~~~^ ~~ ~ ~ v ~ /vim .~ ~' ' ~ y ~-. 1 /~~/d .- h L/ ~yL ~~- ~r'~~`"°'"""~ ~'/'~.~~'~~ "~~~~2~- rv~~f~"" e ~ t`i w1 G9~iri"". lr~~i'L e y ~ C.~%L'•_ c G r ~- ~~ ~~ ,%~ 1~iil~y~k~ (/ ~~ THE p~~ ~~~~ YELM WASHINGTON City of Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER ~~~~~VE~ $EP '~ 2 2003 CgU~S~~~ & ~~LrR • •!~ DATE: Monday, September 29, 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 Buclchorn Estates subdivision of 4.81 acres into 21 single-family residential lots. Case #SUB-03-8346-YL APPLICANT: Project Fore, Dan Kinsman PROJECT LOCATION: 8495 Mountain View Road SE, Yelm, WA 98597 The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposed Buckhorn Estates 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, September 29, 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 f; ~~ r ~ ,~ -~ ~; Agnes Bennick, City Clerk D0 NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, September 19, 2003 Mailed to Adjacent Property Owners and Posted in Public Places: September 17, 2003. The City of Yelm is arc F_r~ual 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: SEPTEMBER 29, 2003 TIME: 9:00 AM LOCATION: YELM CITY HALL, COUNCIL CHAMBERS Hearing: 1. Buckhorn Estates Subdivision SUB-03-8346-YL 2. Yelm Senior Multipurpose Center CUP-03-8336-YL NAME & ADDRESS MAILING LIST? /SPEAKER? (Indicate which public hearing by /, ~ the assigned numbers above) ~~ ~/~.~k~'~~ ~r ~~~ Sys ~3 Av 5~~ ,% ~'~~~ ~ 7~-,~ 1~I,~.s~~-~... Z~c~ >~e~.k ~~ ~~~~~laskc~ t~.T~ 98S~o ~~~~ y7~ - ~~~ ~~ CF tHE p~p~ 9' Ci o helm a ~n+ 105 Yelm Avenue West P.O. Box 479 YELM Yelm, Washington 98597 WASNINOTON (360) 458-3244 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Monday, September 29, 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 Buckhorn Estates subdivision of 4.81 acres into 21 single-family residential lots. Case #SUB-03-8346-YL APPLICANT: Project Fore, Dan Kinsman PROJECT LOCATION: 8495 Mountain View Road SE, Yelm, WA 98597 The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposed Buckhorn Estates 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, September 29, 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 i ,', Agn~'s Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, September 19, 2003 Mailed to Adjacent Property Owners and Posted in Public Places: September 17, 2003. The City of Yelm is an Equal Opportunity Provider / CF THE A•Q~ 9, ~ a ~ Ci o Yelm a M 105 Yelm Avenue West P.O. Box 479 YELMoTON Yelm, Washington 98597 (360) 458-3244 Date: September 19, 2003 To: Stephen Causseaux, Jr., Hearing Examiner From: Tami Merriman, Assistant Planner Re: Bucl<horn Estates Preliminary Plat, SUB-03-8346-YL LIST OF EXHIBITS: Exhibit I -Site Plan, dated May 26, 2003 Exhibit II -Mitigated Determination of Non-Significance, and comment letters. Exhibit III -Public Hearing Notice Applicant. Project Fore, Dan Kinsman P.O. Box 15113 Olympia, WA 9851 1-51 1 3 Location: The project site is .located at 8945 Mountain View Road, northwest ofi Yelm Avenue West. PROPOSAL: The applicant proposes to subdivide 4.81 acres into 21 single-family residential lots. The proposed plat includes stormwater facilities, open space, and new streets. DEPARTMENT ANALYSIS AND FINDINGS: 1. Public Notice. Notice of the Public Hearing was published in the Nisqually Valley News on Friday, September 19, 2003, and posted in public areas on Wednesday, September 17, 2003. The notice was mailed to adjacent property owners, and the applicant, on September 17, 2003. 2. Existincl Land Use, Zoning, and Density. The site is a 4.81 acre parcel with an existing single-family residence and accessory outbuildings. The existing residence will remain, and be situated on Lot 1. 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 per acre, with a minimum density of three (3) units per acre. As proposed, the density of the project is 4.37 units per acre. The City of Yelm is an Equal Opportunity Provider 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. Lots 15 and 16 of the proposed plat are located on corner lots, and have been designated with front yards on "Road A", however, driveway access to "Road A" should be limited on these lots due to site distance.. For safety and setback requirements, the driveway entrances, and garages for dwellings constructed on these lots shall be located on the cul-de-sac side of the street, north of the home. The houses should be oriented towards "Road A". The existing single-family residence is located on Lot 1 of the proposed plat. In its current configuration, the residence does not meet side yard setbacks. 4. Adjacent Land Uses and Zoning. The properties to the north and east are outside of the city limits, and currently vacant or in residential use. The properties to the south and west are zoned R-6, and in residential use. 5. Open Space. Chapter 16.14 requires a minimum of five percent of the gross land area to be dedicated as open space. For 4.81 acres, the minimum requirement for open space is 10,498 square feet. The proposed open space is approximately 13,924.23 sq. ft., and will be dedicated to the City of Yelm. When dedicated, the open space becomes public land. The current configuration of the proposed open space does not provide for vehicle access for maintenance, and does not provide access to the general public, which is a requirement of YMC. 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 not indicated at this time, what improvements will be made to the open space to meet minimum standards as stated above. The area to be dedicated as open space is the future transportation corridor for the SR 510/507 improvement. s. 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 Mountain View Road. Frontage improvements on Mountain View Road, and proposed internal streets, are required for this project. Under normal circumstances, the project would be required to extend the frontage improvements for Mountain View Road along the entire property frontage, to provide for continuation of streets to adjoining R:\Project Files\SUB Full Plat Subdivision\8346 Buckhorn Estates Pre\8346 Hearing Examiner Report.doc Page 2 of 9 properties. In this case, the 510/507 transportation improvement is proposed to be constructed in the open space area, encompassing the northern corner of the property, and the properties to the north of this site are outside of the city limits. A deferral of the portion of frontage improvement from the northern entrance into the subdivision to the northern property line is appropriate at this time. In the event that the 510/507 corridor is not constructed, and the properties to the north annex into the City, the applicant will be responsible for continuing the sewer line to the northern property corner. With this deferral, the frontage improvements will need to be constructed to the north of the entrance road leading into the proposed development. 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 access to such unplatted property in accordance with the Yelm Transportation Plan." 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 site plan includes one vehicle access from Mountain View Road, and provides for future connection to the adjoining property to the east, as required in 16.16.090 Yelm Municipal Code. 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. There is no TFC charge for the existing family residence. The driveway access for the existing single-family residence is currently located on Mountain View Road. The driveway should remain where it is currently located to prevent sight distance problems in the future. 8. Parkin .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. R:\Project Files\SUB Full Plat Subdivision\8346 Buckhorn Estates Pre\8346 Hearing Examiner Report.doc Page 3 of 9 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 Mountain View Road, south of this site. Under normal circumstances, the project would be required to extend the service line along the entire property frontage, to provide for continuation of service to adjoining properties. In this case, the 510/507 transportation improvement is proposed to be constructed in the open space area, encompassing the northern corner of the property, and the properties to the north of this site are outside of the city limits. A deferral of the extension of the sewer line to the northern property line is appropriate at this time. In the event that the 510/507 corridor is not constructed, and the properties to the north annex into the City, the applicant will be responsible for continuing the sewer line to the northern property corner. With this deferral, the line will need to be extended to the entrance road leading into the proposed development. The existing residential dwelling is currently served with an on-site sewage system. The existing sewage system will need to be abandoned per Thurston County Health regulations, and connection to city sewer required. 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 dwelling. All connections require an inspection with a fee of $145.00 per connection, also payable at building permit issuance. The proposed development falls in the Killion North LID District, and has been assessed a total of 4 ERU's. The sewer connection fee for LID assessments is $2,620 (fee subject to change). 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 Mountain View Road, to the south of this site. Under normal circumstances, the project would be required to extend the service line along the entire property frontage, to provide for continuation of service to adjoining properties. In this case, the 510/507 transportation improvement is proposed to be constructed in the open space area, encompassing the northern corner of the property, and the properties to the north of this site are outside of the city limits. A deferral of the extension of the water line to the northern property line is appropriate at this time. In the event that the 510/507 corridor is not constructed, and the properties to the north annex into the City, the applicant will be responsible for continuing the water line to the northern property corner. With this deferral, the line will need to be extended to the entrance road leading into the proposed development. R:\Project Files\SUB Full Plat Subdivision\8346 Buckhorn Estates Pre\8346 Hearing Examiner Report.doc Page 4 of 9 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, and to the existing residential dwelling. These fees are payable at building permit issuance. The existing residential dwelling is currently served with an on-site well. The well shall be abandoned per Washington State Department of Ecology regulations, the residential unit connected to city water service, and water rights, if any, deeded to the City. 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. 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. When all adjacent properties are zoned residential, the code requires that the perimeter of the site be R:\Project Files\SUB Full Plat Subdivision\8346 Buckhorn Estates Pre\8346 Hearing Examiner Report.doc Page 5 of 9 landscaped with Type II landscaping. In residential subdivisions the city also allows fencing to meet the landscaping requirements for the perimeter of the site. 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. 16. Environmental Review. After review of the environmental checklist and supporting documents, a Mitigated Determination of NonSignificance (MDNS) was issued on August 13, 2003. The comment period expired August 27, 2003. The MDNS is attached as Exhibit III. 17. Public Comment. Comments were received.from Yelm Community Schools. 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 Setback 1. Driveway entrance and residential garages for Lots 15 & 16 shall be located on the cul-de-sac, north of the house constructed on these lots. The houses on these lots shall be oriented towards "Road A". R:\Project Files\SUB Full Plat Subdivision\8346 Buckhorn Estates Pre\8346 Hearing Examiner Report.doc Page 6 of 9 Open Space 2. The applicant shall provide for at least 10,498 square feet of open space, with vehicular access provided for maintenance purposes. The open space shall be located at the northeast corner of the property, as proposed. 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 dedicate the open space 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. Frontage improvements for Mountain View Road shall be consistent with the section "Neighborhood Collecto-". Interior street improvements shall be consistent with the section "local access residential". 7. The applicant shall sign a Waiver or Protest to defer the extension of the frontage improvements for Mountain View Road from the northern entrance of the subdivision to the northern property line. Notice of this deferral shall be on the face of the plat map, and in the Covenants of the plat. 8. The applicant shall provide for continuation of streets as per YMC Chapter 16.16.060, 16.1.6.090, and 16.16.110, and shall be required to sign the street "Future Road Connection". 9. 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. Sewer 10.The proponent shall connect to the City's S.T.E.P System. There is an existing line in Mountain View Road, south of the site. A connecting line shall be extended to the entrance into the proposed development. 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.The applicant shall sign a Waiver of Protest to defer the extension of the sewer line from the entrance to the northern property line. Notice of this deferral shall be on the face of the plat map, and in the Covenants of the plat. 12. Sewer connection fees are charged at the current rate of $5,125 per connection, (fee subject to change) payable at building permit issuance, with the exception of the four LID assessments, which will be charged at the rate of $2,620 (fee subject R:\Project Files\SUB Full Plat Subdivision18346 Buckhorn Estates Pre\8346 Hearing Examiner Report.doc Page 7 of 9 to change). All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. 13. Existing sewage system located on-site shall be abandoned per Article IV Rules & Regulations of the Thurston County Board of Health Governing Disposal of sewage, and the existing home connected to City sewer prior to final plat application. Water 14.The Applicant shall connect to the City's water system. There is an existing watermain located in Mountain View Road, south of the site. The line shall be extended to the entrance into the proposed development. The on-site water system shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. 15.The applicant shall sign a Waiver of Protest to defer the extension of the water line from the entrance to the proposed plat, to the northern property line. Notice of this deferral shall be on the face of the plat map, and in the Covenants of the plat. 16. 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, and the existing residence. These fees are payable at building permit issuance. 17. Existing wells on-site shall be abandoned per Department of Ecology standards and documentation submitted to the Thurston County Health Department for review, and the existing home connected to City water prior to final plat application. 18. Water rights for the abandoned well, if any, shall be dedicated to the City of Yelm. 19.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 20.The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. The applicant shall compile a final storm water report along with construction drawings. 21.A11 roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells. 22.The applicant shall submit a storm water operation and maintenance plan to the Community Development Department for approval prior to final plat approval. 23.The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. R:\Project Files\SUB Full Plat Subdivision\8346 Buckhorn Estates Pre\8346 Hearing Examiner Report.doc Page 8 of 9 Fire 24.The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 25.The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. Street L~htinq 26. 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. Landscapinq 27.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. Environmental 28.The applicant shall comply with the mitigation conditions of the MDNS issued on August 13, 2003. Subdivision Name and Property Addresses 29.The applicant has reserved the subdivision name of Buckhorn Estates 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 30.The applicant shall submit a grading plan for review and approval prior to any on- site grading. R:\Project Files\SUB Full Plat Subdivision\8346 Buckhorn Estates Pre\8346 Hearing Examiner Report.doc Page 9 of 9 CITY OF YELM Site Plan EXHIBIT I SUB-03-8346-YL tS .a~ ~~9 d ~ ~ a 0 S ~ A ~ A ~ ~ B ~ ~ A d ~3 ~ ig~~ ~R e ~ RI pp, ~ R a d~E~~~~~~~~ ~yil~'_~~I ~~; p g ~~ ~ ~ ~' °~ ~ Q$~ I" ~ 3 ~tl ~ 1 £ E5~ ~a nn a~e ~~~` ~ ~ ~ 9 !~ 'p p 9 ` d ~ ! F~ ~ ~~ ~~ f I ~w:yr p~; s g3e ~ ~- z'~ + a " ~~~gq~ I N _4y u 3. ~ , „' - ~. ~~ ~ - -' ° ~~ Motnlan Yrew Road~~ __. _..-..v..... ~- b 0 .~ 0 0 H~ C'1 fD •011 .», a,, _~Ko ~. »~ A b + ~ K C+ ruO--~ ~~ C .f ~ tl' `~ A'I O I'o ~ ~ p r' %~~w ~~ ~y ~~ ~ ~~ ~ ~ ~. z o ~ p 'h F-+ Vl PRELfIA1NARY PUT Exhibit I, Page 1 OVCK!/oRN ESFAIES Date: February 18, 2003 ~ x pRgECT FLWE ~ BOG LLC ;~ po Box ISIIJ ~ SUN%UOD BLW ~„ ~, p,NfPoA, WA 08911-6fIJ ,9 l e{~i ~~ (;p-IT' OAN KWSYAN j ~ NK1xtA. WA9IMGTQ'I 00788 ~ ":n JBO-076-4907 CITY OF YELM Mitigated Determination of Nonsignificance and comment letters. EXHIBIT I! ~ SUB-03-8346-YL SEPA NO: 8346 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Project Fore Description of Proposal: Subdivide 4.81 acres into 21 single-family residential lots. The project includes the construction of stormwater facil'dies, interior streets, and street improvements to Mountain View Road. Location of the Proposal: The project site is located at 8495 Mountain View Road. Section(Township/Range: Section 13, Township 17N Range 1 E, Tax Parcel X21 71 331 01 01. 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 ue: Comment De ine: ~ Augus 13, 2003 „5:0¢ ~m., August 27, 2003 Development Director This Mitiga{ed Determination of Nonsignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., August 27, 2003. The City of Yelm will not act on this proposal prior to 5:00 p.m., September 3, 2003. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., September 3, 2003. You should be prepared to make specific factual objections. Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. This Mitigated Determination of Non Significance is based on the project as proposed and impacts and mitigation reflected in the following: • Environmental Checklist dated June 30, 2003 • Preliminary Storm Drainage Report dated June 2003, (prepared by BDG, LLC) And the following conditions: 1. The proponent shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent will be responsible for a TFC of S757.50 per dwelling unit which is payable at time of building permit. 2. The developer shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. Exhibit II, Page 1 Date: September 19, 2003 CITY OF YELM Mitigated Determination of Nonsignificance and comment letters. EXHIBIT I~ SUB-03-8346-YL ~~Y~~' YELM COMMUNITY SCHOOL; Where all students can learn and g~•ow JJ? 2 4 2003 Erling Birkland Director of Facilities July 21, 2003 Mr. Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, Washington 98597 RE: Buckhorn Estates, SUB-o3-8346-YL Dear Mr. Beck: Yelm Community Schools requires Mitigation Agreements for all sub-divisions. Please include the Mitigation provision as part of the SEPA requirements for the above referenced sub-division. Should you have any questions please call me at 458-6128. Sincerely, lin~N1. Birkland Facilities Director Yelm Community Schools 1F[ tt CO~i\iC`I"[l' SC}IOOIS IS r\'i F01'•\I OPf'nRTt'y175' F~TPI OlTR \^il) POLLO\FS'il'1'L!i 1\ It 0U1RP.>1Ti:vTS. 4oq Fclm A~~cnuc West, P. 0. Cox q;G, Yclm, LGashmgton 9Kg9?, (,',f n) q,SR-6t_A, fAX (Zfio) q5A-6.;3q Exhibit II, Page 2 Date: September 19, 2003 CITY OF YELM Mitigated Determination of Nonsignificance and comment letters. EXHIBIT Il SUB-03-8346-YL City of Yelm PO Box 479 Yelm, WA 98597 pear Sir or Madam: 2 Sept 2003 I have a few camments regarding SEPA No. 8346 which concerns a proposal to construct 22 homes on approximately 5 acres on Mt. View Rd. They are as follows: • I was told verbally that this project would result in city water and sewer services being installed on Mt. View Rd. Utility upgrades are not addressed in this proposal. If the water and sewer nre not going to be installed, what will the effect be on existing well levels and water quality? Proposal indicates there will be some sort of road improvement to Mt. View Rd. The improvements are not specific. This construction will add a minimum of 40 new cars to a two-lane road where kids ride bikes and skate. Some consideration should also be given to installing a traffic light at Mt. View Rd, and Yelm Ave. The situation in the mornings and evenings when the kids are going to/leaving from school is dangerous at best. . I have no ob jection to land development. I do, however, believe that given the construction of a new apartment complex last yenr, one in the works right now, and the addition of 20 more homes (which will impact this rood and it's current residents), some thought should be given to the existing infrastructure. I hate to see Yelm practice the same method of planning utilized by the rest of our State which is over-development, followed by dismay at the grid-lock on our streets. Thanks for your time, ) "C~~'-fib ~-a.~~~~./ Ruth Gardner 9003 Mountain View Rd. Yelm, Wn 98597 Exhibit II, Page 3 Date: September 19, 2003 CITY OFYELM Public Hearing Notice EXHIBIT III SUB-03-834fi-YL ~~ ~~ IO.i Yelm Avenue West P.O. Box 479 Y~~L'1VI Yelm, Washington 98.197 WASHINGTON (360) 4.58-3244 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Monday, September 29;2003, 9:00 a.m. PLACE: Council Chambers, City Ha11, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments regarding the proposed Buclchorn Estates ______ subdivision of 4.81 acres into 21 single-family residential lots. Case #SUB-03-8346-YL APPLICANT: Project Fore, Dan Kinsman PROJECT LOCATION: 8495 Mountain View Road SE, Yelm, WA 98597 The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposed Buckhorn Estates 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, September 29, 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 Ne~r~s: Friday, September 19, 2003 Mailed to Adjacent Proper~j Owners and Posted in Public Places: September 17, 2003. 77ic City of Y~•Im is anF,giral D{~)~«~~hn~ih~ Proi,i~ler Exhibit III, Page 1 Date: September 19, 2003 City of Yelm CITY OF YELM Site Plan EXHIBIT I SUB-03-8346-YL ,' ~, bra-; ~ '"'.'~.,:~ n~. .n '-- - u aadc / ; ~ eq a x`.895"c ~.-' $iIr}', \ '/ { ~' ~ ~ ~.~--- ,°~,1 H on ua. ,o, ~.. '--~~ ~' is I 3 ^. ~1 - ~c ~ /, ` ._ _: ~ er yYY Yh~ ~ ~2 pp~~ fa ~ f+ ~ ~'t pi S 1 `C V ` ~~ ;, ~ p ~ ~ ~- ~ -~ _~ - nr am i t _' Mme. _ A. ~ _ 1 1/ ' ~` .... ~ MI - ,~ { .~ ,' u "` ~ ~ RRn i.' xp' Y i ~ 6EV~ , 1 ' L _ r _ s -_ ~ _; -' r--~ Marrllah Nax~ Roads 1 - -••• - _ - _ _ _, !~ Y•!irl ~Cg ~D y ~ ~••~'e ~ ~ ~,~ ~ ~ { ~ ~~ -_~ ~ ~~ ~--~~a ! ex`-..d-.,.... ..+ ~..--~....-~- aIH G X 0 A m ~:' g ~' a ~~ xy i o ~y ~ kg F~g y 4 y4 6Q g y ~ 9 ~' ~n ~n gDg i'~ TI s ~e6~ 3 ~~ '^ ~!~i~j ' A 8= U @~ 9 '>,~' ;` 01` PROTECT FORE ___ fO~cr. v I BOG LLC ~ PO BOX id11J - - eal 13J1J AINMUOD BLw OLTIIPIA, DG DBl11-Btu - -_ PRELUBNARY PLAT al ~ t I~l~ S1XTE Jot --- CONT OAN KWSNAN - _ - ~+ -~ 1 I I NKWLA, WASHWG70N 9BiBB JDO-D78-1D07 _ __ ~"° -~- BOCK7IMN ESTATES Exhibit I, Page 1 Date: February 18, 2003 CITY OF Y~~ nn Mitigated Deto~ mment letters. EXHIBIT II 3-8346-YL SEPA N0: 8346 NONSIGNIFICANCE MITIGATED ~F'~ The project rroject Fore residential lots. and street le-family Proponent: interior streets, Subdivide 4.81 acres into 21 sing Description of Proposal: includes the construction of stormwater facilities, improvements to Mountain View Road. The project site is located at 8495 Mount Tax Par el #21713310101. Location of the Proposal: 17N Range 1 E, Section 13, Township for this action has determined that this Section(rownshiplRan9e~ ency act on the The City of Yelm as lead ag robable significant adverse im EIS will not proposal does°-t have an environmental impact statement ( ) Threshold Determination: environment. Therefore, 43 21C 030(2)(c). This decision was made after be required under RCW a ublic on • eview of a completed envirh smrnfoamat on l'SS available'tooth atp n on fi e r ency. T with the lead ag request. ConditionsfMitigating Measures: SEE ATTACHED City of Yelm pevelopment Director Grant Beck, Community Lead agency: Responsible Official: 2003 uS 13, Date of Aug m., August 27, 2003 ue: ,~,) /~ X5,0 ~/~ ~~ ~_ ck, Community Development Director ton Administrae'nt, Grant ,s issued pursuant to Washing ment Departm MDNS) Community Develop nificance ( rn„ August 27, 2003. The City This Mi i ed Determination of NonSig Yelm, WA 98597' by 5'00 p• Code 187.11-340(2). Comments mp pbBox 479,ed to Tami Merrim2003. 105 Yelm Ave. W •' rior to 5:00 p.m•, September 3, at City of Yelm, ro osal p b submitting a written appeal re ared to make specific factual objections. of Yelm will not act on this p P Council, at above address, Y a eals. 2003. You should be p P rocedures for SEPA PP with you may appeal this dete$ePtembe~3he Yelm Cdy to learn more about the P licant must compY pevelopment Director, ro ect approval. The app include but are no later than 5:00 P•Cornmunity itself constitute p 1 ermits which may 14.08), Storm Contact Grant Beck, of Yelm prior to receiving construction p This MDNS is not a permit and does not by Title (17), Critical Areas Ordinance rehensive Plan, Zoning Code, State Environmental Policy all applicable requiremoef Yelm Co Ip Uniform Building and the Shoreline Master not limited to the City putting and Subdivision Title (16). water Drainage Design and Erosion Control Manual (DOE , Title (14), Road Design Standards, ro oged and impacts Act (SEPA) ro ect asp P Program. ed Determination of Non Significance is based on the p 1 This Mitr9at and mitigation reflected in the followrn9~ 2003 ental Checklist dated June 30, repared by BDG, LLC) Environm ort dated June 2003, (P Preliminary Storm Drainage Rep residential p.m. Peak And the following conditions: acts based on tCha 9e (fFC) shall be based ate transportation imp Ortation Facility onsible for a TFC onent shall miti9 e project. The Transp r0 onent will be rasp 1• The prof erierated by ermit. hour trips 9 eak hour trips per residean agile a'tlmeeof building P iti ate project on 1.01 newer dwelling unit which is P y Yelm of $757.50 p ant with the School District tom 9 2. The developer shall enter into an agreem impacts to the school district. Exhibit II, Page 1 Date: September 19, 2003 CITY OF YELM Mitigated Determination of Nonsignificance and comment letters. EXH I BIT I I S U B-03-8346-YL :j °~ ~. u. JUL 2 4 2003 YELM COMMUNITY SCHOOL Where all students can learn and grow Erling Birkland Director of Facilities July 21, 2003 Mr. Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, Washington 98597 RE: Buckhorn Estates, SUB-o3-8346-YL Dear Mr. Beck: Yelm Community Schools requires Mitigation Agreements for all sub-divisions. Please include the Mitigation provision as part of the SEPA requirements for the above referenced sub-division. Should you have any questions please call me at 458-6128. Sincerely, !~~~ la.r~M. Birkland Facilities Director Yelm Community Schools YELM COMMUNITY SCtI00LS IS AN EQUAL OPPORTUNITY EMPLOYER AND POLLOWS'CITLE IX RL•'OUIREMENTS. 404 Yelm Avenue West, P. O. Rox 476, Yclm, Washington 98597, (360) 458-bi28, rAX (360) 458-6434 Exhibit II, Page 2 Date: September 19, 2003 CITY OF YELM EXHIBIT II Mitigated Determination of Nonsignificance and comment letters. S U B-03-8346-YL City of Yelm PO Box 479 Yelm, WA 98597 Dear Sir or Madam 2 Sept 2003 I have a few comments regarding SEPA No. 8346 which concerns a proposal to construct 21 homes an approximately 5 acres on Mt. View Rd. They are as follows: • I was told verbally that this project would result in city water and sewer services being installed on Mt. View Rd. Utility upgrades are not addressed in this proposal. If the water and sewer are not going to be installed, what will the effect be on existing well levels and water Quality? Proposal indicates there will be some sort of road improvement to Mt. View Rd. The improvements are not specific. This construction will add a minimum of 40 new cars to a two-lane road where kids ride bikes and skate. Some considerntion should also be given to installing a traffic light at Mt. View Rd, and Yelm Ave. The situation in the mornings and evenings when the kids are going tolleaving from school is dangerous at best. I have no objection to land development. I do, however, believe that given the construction of a new apartment complex last year, one in the works right now, and the addition of 20 more homes (which will impact this road and it's current residents), some thought should be given to the existing infrastructure. I hate to see Yelm practice the same method of planning utilized by the rest of our State which isover-development, followed by dismay at the grid-lock on our streets. Thanks for your time, / ~~ Ruth~~~e 9003 Mountain View Rd. Yelm, Wa 98597 Exhibit II, Page 3 Date: September 19, 2003 CITY OF YELM EXHIBIT III Public Hearing Notice S U B-03-8346-YL 0 o ~~ :~ . ~f~s YELM WASFi1NOTON City of Ye[m 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Monday, September 29;-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 Buckhorn Estates subdivision of 4.81 acres into 21 single-family residential lots. Case #SUB-03-8346-YL APPLICANT: Project Fore, Dan Kinsman PROJECT LOCATION: 8495 Mountain View Road SE, Yelm, WA 98597 The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposed Buckhorn Estates 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, September 29, 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 I r; Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, September 19, 2003 Mailed to Adjacent Properly Owners and Posted in Public Places: September 17, 2003. T7u City of Yelrn is an Equal Opyortunity Provider Exhibit III, Page 1 Date: September 19, 2003 i 4 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: July 15, 2003 Re: SUB-03-8346-YL - **REVISE-** Project Review Schedule for Buckhorn Estates 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. July 16, 2003 -Notice of Application distributed -begin 15 day comment period. August 6, 2003 -SPRC Environmental Review. Department comments/mitigation requirements for Environmental Review. August 11, 2003 -Environmental Determination issued by Planning Department. Begin 14 day comment period followed by 7 day appeal period. September 2, 2003 -Environmental Determination appeal time expired. September 3 & September 10, 2003 -SPRC project review. Department comments/conditions of approval for staff report. September 15, 2003 -Public Hearing Notice to Paper/Mailing/Post site. September 19 2003 -Complete Staff report for public hearing. September 29, 2003 -Public Hearing in front of Hearing Examiner October 10, 2003 -Hearing Examiner Decision Complete R:\Project Files\SUB Full Plat Subdivision\8346 Buckhorn Estates Pre\Proj Rev Date Memo.doc 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: July 15, 2003 Re: SUB-03-8346-YL -Project Review Schedule for Buckhorn Estates 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. July 16, 2003 -Notice of Application distributed -begin 15 day comment period. August 6, 2003 -SPRC Environmental Review. Department comments/mitigation requirements for Environmental Review. August 11, 2003 -Environmental Determination issued by Planning Department. Begin 14 day comment period followed by 7 day appeal period. September 5, 2003 -Environmental Determination appeal time expired. September 10, 2003 -SPRC project review. Department comments/conditions of approval for staff report. September 17, 2003 -Public Hearing Notice to Paper/Mailing/Post site. September 26, 2003 -Complete Staff report for public hearing. October 6, 2003 -Public Hearing in front of Hearing Examiner October 16, 2003 -Hearing Examiner Decision Complete C:\Community Development\Project Files\SUB Full Plat Subdivision\8346 Buckhorn Fstates Pre\Proj Rev Date Memo.doc ~, aF 1~ ~1~ CITY O F YE LM PO Box 479 Yelm WA 98597 360-458-3835 YET,M WA SHI N OTON NOTICE OF APPLICATION Mailed on: July 16. 2003 PROJECT NAME AND LOCATION: Buckhorn Estates, Preliminary Plat 8495 Mountain View Road SE LAND USE CASE: SUB-03-8346-YL An application submitted by Project Fore, Dan Kinsman, PO Box 15113, Olympia, WA 9851 1-51 1 3, for the above referenced project was received by the City of Yelm on July 10, 2003. The City has determined the application to be complete on July 16, 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: 21 lot Single Family Subdivision on 4.81 Acres ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An Environmental Checklist, and Preliminary Storm Drainage Report 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 JULY 31, 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. G:\Community Development\Project Files\SUB Full Plat Subdivision\8346 Buckhorn Estates Pre\Notice of Application.doc Preliminary Plat of BUCKHORN ESTATES Portion Of The NE 1/4 of the SW 1/4 of Sec 13, Twp 17 N, Rge. l E W.M. City of Yelm, Thurston County, Washington __.y ~\ Preimery Plef Sheaf Fldex 1 P-1 PRELIYe1ARY PLAT NAP 2 E-1 TESC PLAN J 50-1 CRADWG AND SRXtY DRAINAGE PLAN 4 W-1 WAIER PLAN AND PRCFlLE 5 5-1 SEME'R PLAN AND PRDFAE 6 L-1 LANDSCAPE PLAN CALL BEFORE YOU DIG (800) 42 1- 5555 ~ , Leael Deeablion Bol+delY Note Beew d Beerxge mrsa m:nm~wn m~ .m u wa a rmim u PTDlecf Fdanbllon P° wwi.°~a °i..n os 'm.. w.cla rw raa mas +~ ~ w ra°r° ..m..eorn p~.~ m wo. .1WK K , .oa (iau..v sl IPW ~ 1 KOUi aobar ~b[OOw xu i ras pol.ssi. vI A.ul srL at qY Nn mnv: , YAY~¢ vrsu INb •~~'°~ wRY WK n NM aa1 ~~1 - _ .~ YfLN f ~ ~~ ~',a '- A a ~.. ~ ~, us m...... .. _~. ~,. YELM COMMUNITY DEVELOPMENT DEPARTMENT (x) City Admin. (x) Comm. Dev. Dir. (x) Building Official (x) Mayor (x) Applicant (x) Posted (x) Public Works Dir. (x) City Engineer (x) Planning Tech. THE FOLLOWING CASES WILL BE CONSIDERED AT YELM CITY HALL, 105 YELM AVE. WEST, IN COUNCIL CHAMBERS. MEETING DATE: WEDNESDAY, OCTOBER 30, 2002 TIME PRE- ENVIRON- SITE OTHER :DESCRIPTION - -SUB- MENTAL PLAN MISSION REVIEW 'REVIEW Applicant internal Internal Attendance Staff ~ Staff - Required Review . Review _ • Onl " Onl ' . ~ Jim Simmons, expansion to existing self storage 1:00 p.m. ~~ ~ units. 407 2"d St. SE, Yelm. m 1 30 a a sK ~ra~ ~ p. . : f '~ ~"' 2:30 - 3:30 PM Steve Lamborn, expand business to 2:00 p.m. ~ ,-,~ ,, include a brick baking oven. 105 Yelm Ave. E tom. ,a~, ~.~~ ~ r~. ~~ ~ ~ 2:30 p.m. ~ . , , 3:30 PM R. Johnson Construction, proposed 21 lot 3:00 .m. _ ~ residential subdivision. 8945 Mountain View Dr. SE 3:30 p.m. 3' l T l-. r`e ~ ~~' * Environmental Review/Site Plan Review: Internal staff review only, applicants and/or representatives may attend to OBSERVE. If you plan to attend, please notify the Community Development Department at 458-3835. C:\Community Development\Weekly SPR\WEEKSPR.doc 9~ ~~ ~~~~ ~0~ f~~ ~f, ~~~~~ YJASHING-CN CITY OF YELM PO Box 479 Yelm WA 98597 360-458-3244 Presubmission Meeting Request Form Fee: None OFFICIAL USE ONLY Fee N/A Date Received By File No. A presubmission conference is an opportunity for applicants, developer(s) and/or consultants to meet with city staff to discuss preliminary studies or sketches of a proposed project. At the conference the staff will make available information relating to the proposed development. The intent is to identify and eliminate as many potential problems as possible in order for the project to be processed without delay. The conference should take place prior to detailed work by an engineer or surveyor, however a site drawing must be submitted that has sufficient information to allow for evaluation. Discussion topics will include such things as Yelm's Comprehensive Plan, street design, storm runoff and retention; Shoreline Master Program, zoning, availability of sewer and water, development concepts, other requirements and permits, and the environmental impact. Staff notes are prepared and available to review. There is no charge for this meeting. Meetings are held each Wednesday. This request form should be submitted by 5:00 p.m. at least one week before the preferred meeting date. MEETING DATE REQUESTED l~/~J~ ©C ~~~~a ~'~ C~. (a Wednesday) Time (afternoon only) APPLICANT P ~ ~ r S OWNER ~ M~IL~ NG ADDRESS ~ Z~ ~ S S~~ ADDRESS TELE H NE ~~O - 7yS - ~ZZ .~` TELEPHONE REPRESENTATIVE (if any) OCCUPATION MAILING ADDRESS TELEPHONE General location of the project ~ ~ 7 Z ~~ s'f - S~ Section Township Range Assessor's Tax Parcel Number ~2 7 I `l 3~ Z ~ ~v Type of Project (Subdivision, Annexation, Zone Change, etc..) Total acreage Proposed Density Proposed Land Use: Single-family Duplex Multi-family Mobile Home Park ommerc Industrial Brief description of roject ~-o~k ~ .~ ~^clln ~s A~ro wv~ ~Q v~1 ~~ ~ Please attach six copies of a site plan drawing not larger than 11" X 17" and forward to Yelm City Hall. R:\Community OevelopmentlForms & Procedures`.Presubmission\PreSubmissionApp.doc 8/01 Tl~,.~~*n.+ (?onTIATA r'o..fe,-/T..to.~..nf:~~o TR.,.. D...~o 1 n-F 1 . Map Produced By: Thurston GEODATA Center's Internet Map Server ~ ~ -~ ~.~Cpovr~S~ ~~ 4p~' ~`qt ii 1 i L~l WASHINGTON C1'i'Y OF YELM PO Box 479 Yelm WA 98597 360-458-3244 Presubmission Meeting Request Form Fee: None OFFICIAL USE ONLY Fee N/A Date Received By File No. A presubmission conference is an opportunity for applicants, developer(s) and/or consultants to meet with city staff to discuss preliminary studies or sketches of a proposed project. At the conference the staff will make available information relating to the proposed development. The intent is to identify and eliminate as many potential problems as possible in order for the project to be processed without delay. The conference should take place prior to detailed work by an engineer or surveyor, however a site drawing must be submitted that has sufficient information to allow for evaluation. Discussion topics will include such things as Yelm's Comprehensive Plan, street design, storm runoff and retention; Shoreline Master Program, zoning, availability of sewer and water, development concepts, other requirements and permits, and the environmental impact. Staff notes are prepared and available to review. There is no charge for this meeting. Meetings are held each Wednesday. This request form should be submitted by 5:00 p.m. at least one week before the preferred meeting date. MEETING DATE REQUESTED ~ ~ `7~ ~ ~-- ~' (a Wednesday) Time (afternoon only) APPLICANT ~~~~~- ,--''~I'~'~'~~!~'- OWNER .1 F ~<<,~r f i1 ( K C Inc.• S rr~ MAILING ADDRESS v-(~~~- b ~ tI ~o,,1Gey~t ADDRESS TELEPHONE '-~rG tl S K -~i'~ i'~ .~. , ~%-. I S~ TELEPHONE REPRESENTATIVE (if any) OCCUPATION MAILING ADDRESS TELEPHONE General location of the project j ~ S ~~ ~,., 5~:~-~ l; Section Township Range Assessor's Tax Parcel Number Type of Project (Subdivision, Annexation, Zone Change, etc..) Total acreage Proposed Density PCOPOSed Land Use: Single-family Duplex Multi-family /I Mobile Home Park ~Commerc' I Industrial Brief description of project ~~n-f_+i~r,~ hri ~~ G~~'~~ r Pl~~s-•~ ~~ ~-, ~Ls~~ ~+~IG~U` k ~, ~.~ Please attach six copies of a site plan drawing not larger than 11 " X 17" and forward to Yelm City Hall. R `Community Development\Forms & Procedures'.Presubmission`,PreSubmissionApp.doc 8/01 d T j,~"' ~~ ~~, ~_ i ~ 1/ ~y f~ ~ ~~r ~~ i ~,_ ~~~ 1~ ~~~ ~ ~ F(c~r J'/uh~ ~ `~ -, c ~_ L~G~~~ ~~ ~~ ~':~ ~ ~~ ~ ~ ~~. b ~ ~ ~ ~ ~ ~ ~~ 1 ~ 7 ~ (G"'~cz~c ~~~ ~~ ,- ~ , ~~~,, ~,~ ti Goo 5~ ~ ~ . ~ti'~~v~ f-Gt. ~. ~~ 4 ~~~~ tr ~ ~ ~x~ t„c~ ~) ~,^/G( ~ lam' 1. ~,u ~~r~ J ~i ?:~~ ~~.~. IE`~ ~-. ~~y G ~f~ ~~~~h~~ 2~ (S~ ~~ ~ ~~~~ ~~ ~ ~~ ~- J 10/21/2002 16:03 360-978-4907 DANIEL J KINSMAN PAGE 02/02 Q~ '~ ~ ~ ~ ~~ pC3 fox 4?9 'Ye~t~ 1t1tA ~$~7 #.~~58-324 ~p~®s~uh~tsston ~le~~n~ Request ~arrr~ Fee: [done 0 A rastsbmissian at~nfecenc~s is son op}~o~u~tyf for epp~* ~nasoper{s} astd~a corsRaa ~ inept P ~zcdies p3 sDce~t~es ai a prapa6ed P=~~- ~ the c~atVEet~a ttf6 v+#~ o~tY sfi~ ~~ dnbc~sss p~el~zds~ary aced d~Veio}m~araL Tfte ~r~trsnt is to #dmiiti9yr and vn7f i~~kg avsliabls 3trfcxmailoxt ~3~ ~st~ tp orpr2~r tt-r t~ta pw}ac:t to ba ~~sSe~ ~Rt#~ttxic d~ia~• a~ tts m~ a ~e i #0 s~etaE{~} ~~ hY ~ en9ine~t' tar Wit, ha~vat'~ efts Tie cx~niarenc~ eho~d Fa~~ drawing must tae subat #hat has eufiiCbent EMaime,~n td elbw T ~ ~ ~~$~~ tree such tl~ir~ga ~ Yokn s ~omprd~~s~re Pfie~, e3reei destgrs- t~ia {~fagt~trn~ ~~• ~i~°~ity °L ~uref ~d -aatar, de+reEoptrie~t cat~c, tequ++~ ~s# psimt#ati artd~ th+e env'snarrrnei~E lrnt~ct• Sfa?F nptes ire ~~~ aRd gjattabte #s reu~~i. There b srd ~h~a ~t ~a mesiu~q. ~!lestutigs are head ~aah 1Nadneaday. Thte ;et~tteat Farm show tie . swbmitieCi. by 5:~4 {~•m. ~ beset ptte weak beiord~ the pisftired meeting, iSabe, MEE;tt~t~ ire R;~v~s~E~ ~c,~-obe ~ 3~ Zo02 _,,,,3~, 3 ~? ~.wt {~ Wednesday) 3ltlna (~srnoon onty) [~iiA-!Ll'N~3 ppaE~~BS gk~k~~~,~,..,~kS~ ADC}AESS~, S {-vc Y 4 SS~ Z „~„«. ,~?~ 4 8 8'9 Y~ 1 ~ , tJJr4 TEl:.EPHt~N~ '~~..-, _~ b `E' -Z99 '~~EPHQNE 3~d 4s'~-4~~ ~ 1 3 ton 'f9o ° 33 1 Ce 11 - t ~ - REPH6SENTA~'1~ ~f M~t~tG ApaRE/'SS,,,_ t~cnerat locatlosi of t»e Rsses~sor'a- Tnx ~e of ~roisct Totat acr~Qe proposer! Land Usa: v c-s~ ~ .. ~3 E~a# ds~scrtp4loEb of Earc~ject ~~~ it~~ OfdL'-- Fer ~* . ' t~9 flaatved ~•••r .S~ i 33 1D~ t~iar+- Zane Chas~yr, etc..) Sv~. , v-~ s,~ - ~ Propo$ad pvnatty 3 - S Lv ~- s ~~~R, t3uF2sx tvhr~-fa~s+Ap kta~ito FfDm~ Pa+k 4rvorncw~oi8l k ,1 ~ ~~,1 ~ RQS ~ ~.e~-~ e.s o-n.. C~ ~.( C.V~a-~ ~- o~-~ c. 5.~ s ~r.~ `S ~o/ Z1 ~C~ Z Pt~s att~ctr six cQpeeS tsf a sites plan dre~rsng not I~Yger ths~ i 4" X 37" seat ftscv~ard to Yetm City HaN. ~~~cannx,Rhyt~avr~opmcnuFonna a r~u~e.~~:w,y.~~~.s~,~c~aa~o~naa.doc Q2}S E40lt00'~. z~~~ ~bEE 8~b O.~E h~3 f~dCfJ--~k13~~ ~3 h1t~ ~-~~ z~z.-EZ-.tea ~ aa~ ~ ~~~o.~ t,...wv ~ ~ ~ v : , r ~,-. ~ ~-- --t- s `~ CJ ~ c~ '~.~^ _- ~ \ ~, o, .a 0 U C O O O N C U .1 O a C O O N U C Q~ ~.., 5 ~~~ Pre-Application Meeting October 30, 2002 ***These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: R. Johnson Construction, Inc. Project Proposal: Preliminary Subdivision of 5 acres into Single family lots Project Location: Mt. View Road Zoning: Low Density Residential, R-6 and Setbacks: Minimum lot size: None. Preliminary and final plat maps must show building envelope. Density - 6 units per acre -Maximum number of dwelling units allowed is 30, based on the approximate acreage of 5.0. Actual acreage shall be determined by a licensed surveyor. Side yard setbacks -Minimum 5 on one side, total of 12 feet Rear yard setbacks - 25 feet Front yard setbacks -15 feet with 20 foot driveway approach Flanking yard setbacks - 15 feet Maximum height of buildings shall be 35 feet. All lots must have a minimum 20 feet on road frontage built to city standards. Lots within a residential subdivision shall be designed so that lots adjacent to arterial and collector streets are not allowed direct access. Parking: .Chapter 17.72 A minimum of 2off-street parking spaces per unit is required. Landscaping: Chapter 17.80, Type II, III and V. Type II landscaping is used around the perimeter of the site to provide visual separation of uses from streets, and visual separation of compatible uses. Fences are also acceptable. Type III landscaping provides visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements, and landscaping to provide an attractive setting and overstory canopy. Type V landscaping is required for all storm water facilities. A conceptual landscaping plan is required with the application for Preliminary Plat. Final landscaping, irrigation, and open space improvement plan is required as element of civil construction drawings, with installation prior to final plat approval. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Traffic: Chapter 15.40 Concurrency Management, Chapter 16 Subdivision The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated by the proposed use. A single family home generates 1.01 pm peak trips per unit, which is equivalent to a $757.50 TFC. The TFC is payable at time of building permit issuance. If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance an analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. SEPA:State Environmental Policy Act. A SEPA Environmental checklist is required. Yelm School District requires applicants to mitigate impacts to the School District from residential growth. Each developer must negotiate an agreement with the School District. As of May 2002, mitigation fees per single family residential unit are $1,645.00 and is due and payable at building permit issuance. This fee is subject to change. Open Space: Chapter 16. Subdivision and Chapter 14.12 Open Space All residential developments are required to provide 5% of the gross area in open space, or the payment of a fee in lieu of dedication. For fee in lieu of, the city requires .77~ per sq. ft. of required open space. 5% of 5.0 acres =.25 acres or 10,890 sq. ft. All dedicated open space must have the following attributes and characteristics: A. Use. Open space shall be dedicated for one or more of the following uses: 1. Environmental interpretation or other education; 2. Park, recreational land, or athletic fields; 3. Off-road footpaths or bicycles trails; 4. Any other use found by the city to further the purposes of this chapter. Stormwater facilities cannot be counted as open space. Y2/Y3: The Y3 transportation corridor is aligned along the northeastern property line. The width of the right-of-way is predominately 100', of which a portion lies on the proposed project site. While the location of the corridor is adopted, the City does not have funds at this time to purchase the right-of-way. The City will require the open space be provided within the area designated for the Y3 corridor. Other: Thurston County Health Department Review may be required if any wells and/or septic systems are located on or within 100' of the property. All wells and septic systems on or within 100' of the property must be shown on preliminary plat drawings. Any existing wells and septic must be abandoned, and any water rights deeded to the City. OAPCA: Buildings containing asbestos and/or lead paint are potential. environmental and health hazards. State and federal laws regulate the demolition of buildings containing asbestos and/or lead paint. State law (WAC 173-425) defines land clearing burning as outdoor burning of trees, stumps, shrubbery, or other natural vegetation from land clearing projects. Olympic Region Clean Air Agency (ORCAA) issues land clearing permits for burning. The applicant shall contact the Olympic Region Clean Air Agency, 909 Sleater-Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure any necessary permit(s) for the removal of materials containing asbestos and/or lead paint, and for land clearing burn permits. Prior to issuance of a city building permit the applicant shall demonstrate compliance with any ORCAA requirements. Application/ Process: Development of the site as a residential subdivision requires Preliminary and Final Plat Approval, and includes Environmental Review. Preliminary Plat approval requires a public hearing and approval by the Hearing Examiner. The environmental determination and preliminary plat are reviewed concurrently and can be completed in 12 to 18 weeks. Preliminary Plat approval is valid for 5 years. Preliminary subdivision approval typically contains conditions of approval that the applicant must complete prior to receiving final subdivision approval or permits for construction. Following land use approval the applicant is required to submit civil construction drawings to the Community Development Department for review and approval, and satisfy all conditions of preliminary subdivision approval. Upon satisfactory completion, the applicant submits the final documentation for final plat approval. Final Plat approval takes approximately 6 weeks from the time the City receives a completed application packet. Pre-Application Meeting October 30, 2002 ***These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Steve Lamborn, Brick Mill Bakery Project Proposal: Construct enclosure to house a portable brick oven Project Location: 105 Yelm Ave. E., Yelm WA 98597 Zoning and Central Business District (CBD), Chapter 17.24 Setbacks: Minimum Lot Size -None Setbacks to be consistent with surrounding businesses. 17.24.050 Building location; Applications to develop, remodel or improve properties and structures within this zone shall require review and approval of a site plan in accordance with Chapter 17.84 YMC. 17.84.010 Generally -Committee membership. A. Site plan review and approval shall be required prior to the use of land for the location of any commercial, industrial or public building or activity, including environmental checklist review, and for the location of any building in which more than two dwelling units would be contained. Additionally, site plan review shall be required for any allowed, regulated or special use activity on lands containing a wetland or wetland buffer areas pursuant to the requirements of Chapter 14.08 YMC. B. Exemptions from site plan review and approval shall be granted by the site plan review committee if: there is no addition of square feet or no additional tenant, an expansion is for storage only (future conversion of storage area would require compliance with this chapter) and the proposed use is similar as classified by the Standard Industrial Code Classification Manual. Parking: Chapter 17.72 provides requirements for off-street parking. A minimum of 1 stall per 200 sq ft of gross floor area is required for sales of food and beverages. City of Yelm Development Guidelines require that parking areas be paved and landscaped. Parking plan shall be submitted with Site Plan Review. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 48.140. Landscaping: Chapter 17.80 Landscaping requirements may be waived due to site restrictions. Refuse area must be large a gh to accommodate a dumpster and recycle bin. Refuse areas must be of aterial and design compatible with the overall architectural theme. If fencing is ~cl to enclose the refuse area, it must be landscaped with sight obscuring vegetati No refuse container shall be permitted between a street and the front of a buildi . ~ c~~~1`~ ~-- ~.' Traffic: The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated. For a restaurant, the trip generation rate is 6.13 per 1,000 sq. ft. This building has been occupied as a restaurant/bakery business, and a credit is given for existing traffic that had been generated by that business. To determine the projects impact and fee, use the following formula for the use proposed: New Trip Generation R e x gross floor area _ 1,000 x $750.00 =TFC Example: 6.13 ,~8~ - 1, 000 = .87 x $750.00 = $652.50 If the applicant feels the pro d use uld not gener the d~ num er of trips as designated in the TFC Ordinance, an analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. SEPA:An environmental checklist is not required for this project. Application and Process: Site Plan Review, Chapter 17.84, is an administrative process. Minimum application requirements are located in Section 17.84.060 and are listed on the application form. A project of this size can expect completed review in approximately 10 to 12 weeks. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval. Other: Design Guidelines -the attached checklist must be submitted at time of application, with written responses on how each guideline requirement is proposed to be met. DESIGN GUIDELINES -105 Yelm Ave. E, Yelm WA 98597 Project Review Checklist - Enclosure for Brick Oven Guidelines Applicable Guidelines Met I.A.(1) Relate development to pedestrian oriented street frontage. X I.A.(2) Relate development to street fronts (other than pedestrian-oriented streets). LB.(1) Minimize visibility and impacts of service areas. X I.C.(1) Take advantage of special opportunities and mitigate impacts of large developments. I.D.(1) Reduce impact of service areas and mechanical equipment. X I.E.(1) Integrate biofiltration swales and ponds into the overall site design. I.F.(1) Enhance the visual quality of development on corners. I.F.(2) Provide a paved pedestrian walkway from the street corner to the building entrance. II.A.(1) All pedestrian paths must correspond with federal, state and local codes for handicapped access, and the Americans with Disabilities Act. ILA.(2) Provide adequate lighting at the building entries and all walkways and paths through parking lots. X ILA.(3) Develop an on-site pedestrian circulation concept. II.B.(1) Provide a pedestrian path at least 60" wide (preferably 96" wide) from the street sidewalk to the main entry. ILB.(2) Provide pedestrian paths or walkways connecting all businesses and the entries of multiple buildings on the same development site. II.B.(3) Provide pathways through parking lots ILC.(1) Where street ROW is insufficient to provide adequate sidewalks buildings and other site features must be set back from the public ROW to achieve at least minimum sidewalk widths. II.C.(2) Where new streets are developed, provide sidewalks according to minimum standards. II.D.(1) Provide, where feasible, pedestrian circulation routes to adjacent uses and transit. ILD.(2) Integrate nearby transit stops into the planning of adjacent site improvements. ILD.(3) Encourage pedestrian paths from all transit stops through commercial areas to residential areas within 1,200 feet ILE.(1) Enhance building enm~ access. X II.F.(1) Provide pedestrian-oriented open space at key locations. II1.A.(I) Provide access roads through large lots with more than one street frontage. I[1.B.(I) Minimize driveway impacts. I[l.C.(1) Meet requirements for location of parking lots on pedestrian-oriented StieCtS. Continued DESIGN GUIDELINES - Project Review Checklist Guidelines Applicable Guidelines Met IILC.(2) Meet requirements for parking lot design detail standards. IILD.(1) Minimize parking areas through joint use and management. X III.D.(2) Encourage structured parking. III.D.(3) Reduce impacts of parking garages. IV.A.(1) Incorporate human-scale building elements. IV.B.(1) Reduce scale of large buildings. IV.C.(1) Architecturally accentuate building corners at street intersections. IV.D.(1) Enhance buildings with appropriate details. IV.E.(1) Retain original facades. IV.E.(2) Use compatible building materials. (See Building Material Summary Matrix, pg 59) X IV.F.(1) Treat blank walls that are visible from the street parking or adjacent lot. X IV.G.(1) Locate and/or screen roof-mounted mechanical equipment so as not to be visible from the street or from the ground level of adjacent properties. X IV.G.(2) Where practical, locate and/or screen utility meters, electrical conduit and other service and utilities apparatus so as not to be visible from the street. X V.F.(1) Use plant materials that are approved for use in downtown Yelm. Proponents may use other plat materials approved by the City. V.G.(1) Develop a site landscape design concept. V.H.(1) Provide substantial site landscaping. V.H.(2) Protect and enhance natural features. V.I.(1) Screen all parking lots as required by Chapter 17.80, Landscaping. V.I.(2) An alternative to the required perimeter parking area landscaping plan may be submitted. V.I.(3) Provide internal parking lot landscaping. V.J.(1) Consider alternative building and parking siting strategies to preserve existing trees. V.J.(2) Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjacent uses. I Pre-Application Meeting Civil Comments Date October 30, 2002 ***These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: R. Johnson Construction Project: 21 lot Subdivision Project Loc: 8945 Mountain View Drive SE, Yelm WA 98597 Water: The proposed site would be required to connect to the City's water system. There is an existing 8" water line located at the intersection of Mountain View Road and Sprague St. You would be required to extend a 10" waterline along Mountain View Road up to the entrance of your subdivision. Your project will also be required to install an 8" watermain in your subdivision's internal roadway. This proposed 8" water main would serve your lots, fire hydrants and irrigation needs. Residential water connections are based on a consumption rate of 240 gallons per day and are charged at a rate of $1,500 per a residential connection (fee subject to change) inside city limits. Each residential unit would be charged for one connection. This is a one-time connection fee and is payable a building permit issuance. Also there is a water meter fee of C~ $300.00 per a meter. Irrigation Meter. An irrigation meter may be installed for the purpose of irrigation. A backflow prevention device will be required for all landscape irrigation connections. Sewer: The proposed site will be required to connect to the City's sewer system. There is a 4" sewer line located approx. at the intersection of Mountain View Road and Sprague St. You would be required to extend a 4" sewer main along Mountain View Road up to the entrance of your subdivision. Your project will also be required to install a 2" sewer main in your subdivision's internal roadway. This proposed 2" sewer main would serve each of your lots. Residential sewer connections are based on a consumption rate of 240 gallons per day and are charged at a rate of $4,986 per a residential connection (fee subject to change) inside city limits. Each residential unit would be charged for one connection. An inspection fee of X145.00 per a STEP se~r~er system v~rill also be required. These fees are payable a building permit issuance and are one-time connection fees. Fire: IZ: (~~~nununit~ Uc~.cln~,mcnt~AVcrlav SI'It I'rrul~ ci~'il):c.iticnli,ilJuhn~nn ~lln Vic~,c-Ci~~il IU.~UII~.~I~~c Fire protection must be provided per the Uniform Fire Code. There will be requirements for installation of fire hydrants, fire truck access and fire truck turn-around. These will be determined upon further review of the preliminary plans. Stormwater: If the proposed improvement is over 5,000 square feet of impervious surface there are stormwater treatment requirements per the D.O.E. Stormwater Manual. All of the stormwater facilities are required to be located outside of the right-of-way. At the time of Preliminary Plat application, you are required to submit a Preliminary Stormwater Plan and report. Street Improvements: Frontage improvements shall be consistent with Yelm's Development Guidelines. Your project will be required to improve the your frontage along Mountain View Road. These improvements are classified as "half street" improvements. This mean you are required to improve the street from the center of the right-of-way to your property line. The required improvements shall be consistent with the "neighborhood collector" roadway section per the city's development guidelines. The interior roads shall be consistent with the city's "local access residential" roadway section per the city's development guidelines. These sections are attached for your reference. Street Lighting: Street lighting shall be installed as required per the City of Yelm's "Development Guidelines". The street lighting plan will be reviewed at the time of civil engineering plan review. ADA Requirements: The American Disabilities Act requires the improvements to be ADA accessible. Facility improvements will have to meet current code. Review of these improvements will be determined upon further review of the civil plans. 1~:( unununi~ I)cvcl~~~uncnl ~~c~ki~ SI'k~.l'ictiuh cicill<c~i~lcnti,~l'JnVuir~m ~Itn ~'iir.a-~i~~ii III,~f)Il:,.ilnc' ~~ + j. f ~ ~~ ~ 1...J ~ ~ ~~ ~~~~ }. .. ,•. '~ a R/W ~ R/W 10' 56' I. 10' > ~ 1.5' 1.5' a ~ ~ c 6' 7 11' 11' 7 6' S' ~ C '{ ~ z ~ ~ ~ ~ ~ ~ ~ ~ VARIES a ~ ~ ~ ~ ~ ~ > s ~ s ~ N v m m m m ~ _ v VARIES ~ 4• z P+. ~ J J ~~ c ~,• ox ~o~ I ~,.~ ... C~JAE~T CC4C. ~ RG ~~ CUR6 CI ~ OF YELM `~ AND ~''~ DEPT. OF PUBLIC WOP,KS ~OCA- A,CCE55 GcNERAL NO i ccS: I \ ~ J I j-1 ~ ~ ~ I n i !. "CN Sint~T' °ARKiNG i-ER411 iTtD. ' \ LJ f-1 2. RErcR TO R~~..~VANT SFCTICNS OF irE A'=?RCVS OwG' NC' GEV^.~CFlylc'J T GUIDELINES FOR ACGI TiCNA! ~- 7 INFORMATiCN CN STOR1.1 DRA1NAGc. Since: i UGHTiNG, PAV'=.~IENT STRUCTURE, ETC. O:.a I DwN. I C3CD. I DA~c .-~Yy+c AND GU T~~ GENE~:A! NO i S: NO 'ON STREW i rARKfNG PERMI i i~D 2. RE=sR Tc RELEVANT sEC~ioNS c; r,~E DEVELOPMENT GUIDELINES FOR ADDITIONAL INECRMA T10N ON STCRM DRAINAGE. STREE T ~JGNTING, PA`f>„1ENT Sir,UCTURE, ECT. CITY OF YELM DtPT. OF PUBLIC WORKS N~iGHBORuOOD C0~ ~'~C I OR APFP.C~F'' DWG. N0. 4-5 ~--~-~ Pre-Application Meeting October 30, 2002 ***These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: R. Johnson Construction, Inc. Project Proposal: Preliminary Subdivision of 5 acres into Single family lots Project Location: Mt. View Road Zoning: Low Density Residential, R-6 and Setbacks: Minimum lot size: None. Preliminary and final plat maps must show building envelope. Density - 6 units per acre -Maximum number of dwelling units allowed is 30, based on the approximate acreage of 5.0. Actual acreage shall be determined by a licensed surveyor. Side yard setbacks -Minimum 5 on one side, total of 12 feet Rear yard setbacks - 25 feet Front yard setbacks -15 feet with 20 foot driveway approach Flanking yard setbacks -15 feet Maximum height of buildings shall be 35 feet. All lots must have a minimum 20 feet on road frontage built to city standards. Lots within a residential subdivision shall be designed so that lots adjacent to arterial and collector streets are not allowed direct access. Parking: Chapter 17.72 A minimum of 2off-street parking spaces per unit is required. Landscaping: Chapter 17.80, Type II, III and V. Type II landscaping is used around the perimeter of the site to provide visual separation of uses from streets, and visual separation of compatible uses. Fences are also acceptable. Type III landscaping provides visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements, and landscaping to provide an attractive setting and overstory canopy. Type V landscaping is required for all storm water facilities. A conceptual landscaping plan is required with the application for Preliminary Plat. Final landscaping, irrigation, and open space improvement plan is required as element of civil construction drawings, with installation prior to final plat approval. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Traffic: Chapter 15.40 Concurrency Management, Chapter 16 Subdivision The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated by the proposed use. A single family home generates 1.01 pm peak trips per unit, which is equivalent to a $757.50 TFC. The TFC is payable at time of building permit issuance. If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance an analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. SEPA:State Environmental Policy Act. A SEPA Environmental checklist is required. Yelm School District requires applicants to mitigate impacts to the School District from residential growth. Each developer must negotiate an agreement with the School District. As of May 2002, mitigation fees per single family residential unit are $1,645.00 and is due and payable at building permit issuance. This fee is subject to change. Open Space: Chapter 16. Subdivision and Chapter 14.12 Open Space All residential developments are required to provide 5% of the gross area in open space, or the payment of a fee in lieu of dedication. For fee in lieu of, the city requires .77¢ per sq. ft. of required open space. 5% of 5.0 acres =.25 acres or 10,890 sq. ft. All dedicated open space must have the following attributes and characteristics: A. Use. Open space shall be dedicated for one or more of the following uses: 1. Environmental interpretation or other education; 2. Park, recreational land, or athletic fields; 3. Off-road footpaths or bicycles trails; 4. Any other use found by the city to further the purposes of this chapter. Stormwater facilities cannot be counted as open space. Y2/Y3: The Y3 transportation corridor is aligned along the northeastern property line. The width of the right-of-way is predominately 100', of which a portion lies on the proposed project site. While the location of the corridor is adopted, the City does not have funds at this time to purchase the right-of-way. The City will require the open space be provided within the area designated for the Y3 corridor. Other: Thurston County Health Department Review may be required if any wells and/or septic systems are located on or within 100' of the property. All wells and septic systems on or within 100' of the property must be shown on preliminary plat drawings. Any existing wells and septic must be abandoned, and any water rights deeded to the City. OAPCA: Buildings containing asbestos and/or lead paint are potential. environmental and health hazards. State and federal laws regulate the demolition of buildings containing asbestos and/or lead paint. State law (1NAC 173-425) defines land clearing burning as outdoor burning of trees, stumps, shrubbery, or other natural vegetation from land clearing projects. Olympic Region Clean Air Agency (ORCAA) issues land clearing permits for burning. The applicant shall contact the Olympic Region Clean Air Agency, 909 Sleater-Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure any necessary permit(s) for the removal of materials containing asbestos and/or lead paint, and for land clearing burn permits. Prior to issuance of a city building permit the applicant shall demonstrate compliance with any ORCAA requirements. Application/ Process: Development of the site as a residential subdivision requires Preliminary and Final Plat Approval, and includes Environmental Review. Preliminary Plat approval requires a public hearing and approval by the Hearing Examiner. The environmental determination and preliminary plat are reviewed concurrently and can be completed in 12 to 18 weeks. Preliminary Plat approval is valid for 5 years. Preliminary subdivision approval typically contains conditions of approval that the applicant must complete prior to receiving final subdivision approval or permits for construction. Following land use approval the applicant is required to submit civil construction drawings to the Community Development Department for review and approval, and satisfy all conditions of preliminary subdivision approval. Upon satisfactory completion, the applicant submits the final documentation for final plat approval. Final Plat approval takes approximately 6 weeks from the time the City receives a completed application packet. Pre-Application Meeting October 30, 2002 ***These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Jim Simmons Project Proposal: Expansion to currently existing Arrowwood Storage. Project Location: 407 2"d St. SE, Yelm WA 98597 Zoning: Commercial (C-1) Chapter 17.26 and Setbacks: Minimum lot size: 5,000 square feet. Side yard setbacks - 10 feet Rear yard setbacks - 20 feet Front yard setbacks - 15 feet Maximum height of buildings shall be 40 feet. 17.84.010 Generally -Committee membership. A. Site plan review and approval shall be required prior to the use of land for the location of any commercial, industrial or public building or activity, including environmental checklist review, and for the location of any building in which more than two dwelling units would be contained. Additionally, site plan review shall be required for any allowed, regulated or special use activity on lands containing a wetland or wetland buffer areas pursuant to the requirements of Chapter 14.08 YMC. B. Exemptions from site plan review and approval shalt be granted by the site plan review committee if: there is no addition of square feet or no additional tenant, an expansion is for storage only (future conversion of storage area would require compliance with this chapter) and the proposed use is similar as classified by the Standard Industrial Code Classification Manual. History: The original permission for the storage units was granted in 1993, with conditions of paving the driveway and installing a sidewalk within 2 years. These conditions were never met. In 1998, the owner wanted to build another building on the premises. The SPR committee determined that amini-storage was not an allowed use. The owner appealed the decision, and the City Council determined that amini-storage was a similar use, based on the precedence that it was allowed in the first place. The City Council then instructed the Planning Commission to update the zoning code. The owner was encouraged to be a part of that process, as the Planning Commission could changed the conditions for placement of storage units. The owner was also encouraged to apply for his permit under the standards at that time, so the project would be "vested" under those standards. In conclusion, the Planning Commission did change the zoning code to allow mini storage in the C-1 zone, provided they are not located within 500 feet of an urban arterial. The site of Arrowwood mini storage is approximately 300 feet from Hwy 507, which is an urban arterial. The site then is classified as anon-conforming use. Chapter 17.93.012(A) states that nonconforming structures shall not be enlarged upon, expanded or extended in a manner which would increase the nonconforming aspects of said structure. The following are basic requirements, if the site was to be expanded or changed to other permitted uses. Parking: Chapter 17.72 provides requirements for off-street parking. Most commercial projects are based on square footage. Example, Retail establishments require one stall per 250 sq. ft. of GFA. City of Yelm Development Guidelines require that parking areas be paved and landscaped. Parking plan shall be submitted with Site Plan Review. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 46.140. Current access is located on 2"d Street. No additional access shall be created. Landscaping: Chapter 17.80, Type I, II, III, IV Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land use district. A 15 foot Type I landscaping would be required adjacent to the residential used properties. Type II landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas, and building elevation. This landscaping is used around the perimeter of a site of nonconflicting land uses, and adjacent to buildings. Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. Type IV landscaping is intended to provide visual relief and shade in parking areas. Type V landscaping is required in stormwater retention areas. A conceptual landscaping plan is required with application for Site Plan Review. A final landscaping and irrigation plan is required prior to building permit issuance. Refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be of a material and design compatible with the overall architectural theme. If fencing is used to enclose the refuse area, it must be landscaped with sight obscuring vegetation. No refuse container shall be permitted between a street and the front of a building. Traffic: The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated. A credit is given for existing traffic that had been generated by that business. To determine the projects impact and fee, use the following formula for the use proposed: New Trip Generation Rate x gross floor area - 1,000 x $750.00 =TFC If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance, an analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. SEPA: An environmental checklist is required if the increase makes project more than 4,000 sq, ft., or more than 20 parking stalls are created. Application and Process: Site Plan Review, Chapter 17.84, is an administrative process. Minimum application requirements are located in Section 17.84.060 and are listed on the application form. A project of this size can expect completed review in approximately 10 to 12 weeks. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval. Other : Design Guidelines -the attached checklist must be submitted at time of application, with written responses on how each applicable guideline requirement is proposed to be met. DESIGN GUIDELINES - Project Review Checklist - Guidelines Applicable Guidelines Met I.A.(1) Relate development to pedestrian oriented street frontage. I.A.(2) Relate development to street fronts (other than pedestrian-oriented streets). LB.(1) Minimize visibility and impacts of service areas. LC.(1) Take advantage of special opportunities and mitigate impacts of large developments. I.D.(1) Reduce impact of service areas and mechanical equipment. I.E.(1) Integrate biofiltration swales and ponds into the overall site design. LF.(1) Enhance the visual quality of development on corners. LF.(2) Provide a paved pedestrian walkway from the street corner to the building entrance. ILA.(1) All pedestrian paths must correspond with federal, state and local codes for handicapped access, and the Americans with Disabilities Act. ILA.(2) Provide adequate lighting at the building entries and all walkways and paths through parking lots. II.A.(3) Develop an on-site pedestrian circulation concept. ILB.(1) Provide a pedestrian path at least 60" wide (preferably 96" wide) from the street sidewalk to the main entry. ILB.(2) Provide pedestrian paths or walkways connecting all businesses and the entries of multiple buildings on the same development site. ILB.(3) Provide pathways through parking lots ILC.(1) Where street ROW is insufficient to provide adequate sidewalks buildings and other site features must be set back from the public ROW to achieve at least minimum sidewalk widths. ILC.(2) Where new streets are developed, provide sidewalks according to minimum standards. ILD.(1) Provide, where feasible, pedestrian circulation routes to adjacent uses and transit. ILD.(2) Integrate nearby transit stops into the planning of adjacent site improvements. ILD.(3) Encourage pedestrian paths from all transit stops through commercial areas to residential areas within 1,200 feet ILE.(1) Enhance building entry access. II.F.(1) Provide pedestrian-oriented open space at key locations. IILA.(1) Provide access roads through large lots with more than one street frontage. III.B.(1) Minimize driveway impacts. III.C.(1) Meet requirements for location of parking lots on pedestrian-oriented streets. Continued DESIGN GUIDELINES - Project Review Checklist Guidelines Applicable Guidelines Met III.C.(2) Meet requirements for parking lot design detail standards. III.D.(1) Minimize parking areas through joint use and management. IILD.(2) Encourage structured parking. IILD.(3) Reduce impacts of parking garages. IV.A.(1) Incorporate human-scale building elements. IV.B.(1) Reduce scale of large buildings. IV.C.(1) Architecturally accentuate building corners at street intersections. IV.D.(1) Enhance buildings with appropriate details. IV.E.(1) Retain original facades. IV.E.(2) Use compatible building materials. (See Building Material Summary Matrix, pg 59) IV.F.(1) Treat blank walls that are visible from the street parking or adjacent lot. IV.G.(1) Locate and/or screen roof-mounted mechanical equipment so as not to be visible from the street or from the ground-level of adjacent properties. IV.G.(2) Where practical, locate and/or screen utility meters, electrical conduit and other service and utilities apparatus so as not to be visible from the street. V.F.(1) Use plant materials that are approved for use in downtown Yelm. Proponents may use other plat materials approved by the City. V.G.(1) Develop a site landscape design concept. V.H.(1) Provide substantial site landscaping. V.H.(2) Protect and enhance natural features. V.I.(1) Screen all parking lots as required by Chapter 17.80, Landscaping. V.I.(2) An alternative to the required perimeter parking area landscaping plan may be submitted. V.L(3) Provide internal parking lot landscaping. V.J.(1) Consider alternative building and parking siting strategies to preserve existing trees. V.J.(2) Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjacent uses.