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Suits 702 a...w ~a ~''+~ r... roln.ll., w,a »elae (200f PIO-8270 ~~~ v.ke Enterprises LLC la/oO2m-ent.cem a. ,ems `n i 7 _ y ~~ i ~~~ O 75~ ~~ p~ , `~ dy k ,~, y ~ s '':' ---I y ~- ~ ~~y ~ ~~~~~ q+7 r ~,. ~ ~~ z ~r~fl ~€ ~ o Y ~~~~ ~ ~' ` O 4 '_'~ ~ Z R $ ~ `E ~ t• ~l~A~~~~~~~~~ 8~~~~~~ ' ii ' ~~ u i PQI'..o,ll~~ ,. ~u i I ;~ r III Q m ~ ~~~~~~~ ~ ~ ~ ~g ~ ~~ ~g~ ~~~~ tl i,~ :1a .,`~ FOft Lubbeameyer Construction, Inc 1151 112th Street East Tacoma, WA 98446 (253) 537-6370 Tltls: PRELIMINARY PLAT FOR AUTUMN HILL DN. 2 YELM, WA6HINGTON *************** -COMM. JOURNAL- ******************* DATE NOV-06-2003 ***** TIME 05:34 ******** MODE = MEMORY TRANSMISSION FILE No.=832 STN COMM. KEY NAME No. 001 OK 8 START=NOV-06 05:33 END=NOV-06 05:34 STATION NAME/EMAIL ADDRESS/TELEPHONE N0. PAGES DURATION 94586434 -Yelm CDD ***** DP-3520 ********************** -Yelm CDD - ***** _ ~ of °~ CITY OF YELM ~~ ~'~ PO Box 479 Yelm WA 98597 360-458-3835 'YELlbfl 002/002 00:01:03 360 458 3144- ********* WnSNIN"roN NOTICE OF APPLICATION Mailed on: April 2. 2004 PROJECT NAME AND LOCATION: Autumn Mill Phase II, Prelimin, ry Plat 10931 Vancil Road S.E., Yelrr~ WA LAND USE CASE: SUB-04-0036-YL An application submitted by Landshapes Northwest, Inc., 1151E 112'" Streel, Tacoma, WA 98445, for the above referenced project was received by the City of Yelm on Mar h 30, 2004. The Clty has determined the application to be complete on April 2, 2004. The appil tion and any related documents are available for public review during normal business hours at the Ci of Yelm, 105 Yelm Avenue W., Yelm WA. For additional information, please contact the Community velopment Department at 360- 458-3835. PROJECT DESCRIPTION: 23-lot Single Family Subdivision on 5.~4 Acres ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH T~iE APPLICATION: An Environmental Checklist, and Preliminary Storm Drainage Report re 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 Clry developmeht regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Tide (17), Critical Areas Ordinance (14,08), Storm Water Drainage Design and Erosion Control Manual {DOE), Uniform Building Code, State Envifonmental Policy Act (SEPA) Title (1a), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. The Ciry of Yeim 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- a58-3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT S:OO~PM ON APRIL 19, 2004 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 protect requires a Ciry 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. Ciry Council deci on can be appealed through Superior Court. Appeals of site plan review decisions may be filed within 14 days of Notice of Final Decision. i R:\Project Files\UUB Fuil Plat Subdivision\04.0036 Autumn Nill 11 PrtWotiet of Appligcioado~ xooo'"3 -~ifnm~ s `o _ mom ~-",ooh I P4 I /J .. ~ TY 1 ~ 20~~y S~ z~ ~.. cg n~ D 1 1 I 1'm'rzn~.~ i 1 / I, ~~na 1 1 1 ! j ~,.~ ~ I I~. 50 ~ ---~ ~' 6o g 1 ~ ~ ~ ~ ~ -.~ i ~ e.. _ - 85 135 I \ - __ - r-- - -~ _ _ _ _ __ __ ~ 1 ~ -1 ~ - - - I~ ~ ~ ~ r ~ L_ I--- _ I `~ m I I I,,,,t I I ~ I I I .mss ~ L.. ~ ~. i i ~ ~ ~ ~ ~ ~ ~ ~ ~ i I I ~ ~ i' W w j 1 {~ ~ ~ 1 U1 ~ - p) 1 ~ ~ I I 1 i ~ ~i I I 9 ~ ~ ~ ~ - / I I i I / ~ I~ ~ _~ 1 \ ~ i ~ UMTAUM ST. SE ~ N f ~S T. 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N v m i z m ~ ~i m ~°n n v a o m m oyD, ~' v v ov >; ~ i ~ ~ g y o ~ m ~ m N D D A ~ ~ _ g ~ g N ~ ~. N ~ ti I F ,a I• ~ ~4?0 z ~ ;~! G I' i \ .: ;_ r m^^ YJ t 13/14/03 JMH 'REVISED LOTS PER CLIENTS REQUEST No. Date By Revision Note Title: PRELIMINARY PLAT FOR AUTUMN HILL DIV. 2 YFL_M_ WASH~N(~TnN OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: AUTUMN HILL PHASE II SUBDIVISION, SUB-04-0036-YL APPLICANT: Landshapes Northwest, Inc. John Lubbesmeyer 1151 E. 112t" Street Tacoma, WA 98445 AGENT: 2M Enterprises, LLC 15345 Sunwood Blvd. #302 Tukwila, WA 98188 SUMMARY OF REQUEST: The applicant is requesting preliminary plat approval to subdivide approximately 5.94 acres into 23 single family residential lots. The property is zoned R-4 Low Density Residential, which allows up to 4 dwelling units per acre. The, site currently has an existing home that will be situated on one of the new lots. 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 June 7, 2004 a.m. 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 -1- TAMI MERRIMAN appeared, presented the Planning and Community Development Department Staff Report, and testified that proper notice was given and that the environmental official issued an MDNS on April 23, 2004. Improvements on the site include a house and accessory buildings, and the house will remain as part of the subdivision, but the accessory uses will be removed. To ensure proper sight distance several lots must access onto specific streets. The applicant will construct a basketball court or other recreational facility in the Tract C open space, and the MDNS requires school mitigation. The applicant will extend a plat road south to the recently completed subdivision of Autumn Hill. The applicant must pay water and sewer latecomer's agreements and abandon the on-site well and septic system. The code requires perimeter landscaping and the site plan shows a six foot high fence and plantings. JOHN LUBBESMEYER, applicant, appeared and testified that his company constructed the subdivision to the south and terminated the road at the north property line with a temporary cul-de-sac as they knew this property would develop. This plat will represent an extension of the plat to the south. They will infiltrate stormwater into the ground. MS. MERRIMAN referred to fencing on corner lots and noted a requirement that the CCRs provide for sight distance at intersections. 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, heard testimony, and taken this matter under advisement. 2. The City has performed an environmental review and issued a Mitigated Determination of Nonsignificance on April 23, 2004, with a comment deadline of May 7, 2004, and an appeal deadline of May 14, 2004. 3. Notice of the date and time of hearing was posted on the project site, mailed to property owners within 300 feet of the project site, and mailed to the recipients of the Notice of Application and SEPA Determination on May 21, 2004, and advertised in the local newspaper on May 28, 2004. -2- 4. The applicant has a possessory ownership interest in a triangular shaped parcel of property abutting the west side of Vancil Road SE 5.94 acre, at its intersection with Birkland Street SE, south of Yelm Avenue within the City of Yelm. The applicant requests preliminary plat approval to allow subdivision of the site into 23 single family residential lots, a storm tract, and an open space tract. 5. Improvements on the site include a single family residential dwelling, outbuildings, drinking water well, well house, and on-site septic disposal system. The applicant will retain the existing house on proposed lot 20, but will remove all accessory structures and abandon the well and septic system. 6. The preliminary plat map shows Birkland Street extending into the plat from Vancil Road SE and aligned with Birkland Street to the east of Vancil Road. The new internal road extends west to Umtanum Street which will extend north from the plat of Autumn Hill to the south and terminate in a cul-de-sac to the north of the new Birkland Street. Thus, the plat will have direct access onto Vancil Road and to the Autumn Hill street system which also provides access to Vancil Road. Open space Tract C, a 13,475 square foot triangular parcel, is located at the northwest corner of Vancil Road and the future Birkland Street SE. The applicant will improve said open space area with a basketball court or other appropriate outdoor recreational equipment. Storm Tract B, located northwest of Tract C, abuts the north property line of the plat. 7. Surrounding uses include the Autumn Hill subdivision to the south, single family residential lots to the west, the subdivision of Prairie Heights Division II to the north, and the subdivision of Prairie Heights Division I to the east across Vancil Road SE. The preliminary plat will fit well with the surrounding area and will represent an extension of the Autumn Hill plat to the north. 8. The site is located within the Low Density Residential (R4) zone classification of the Yelm Municipal Code (YMC). Section 17.12.020(A) YMC authorizes single family residential dwellings as outright permitted uses at a density of not more than four dwelling units per gross acre in the R4 classification. The applicant proposes 23 lots on 5.94 acres which calculates to 3.83 dwelling units per acre, and the plat therefore satisfies the R4 density requirements. Section 17.12.050 YMC sets forth lot area requirements for the R4 zone, but has no minimum lot size requirement. Setbacks include 25 feet from collectors, 15 feet from local streets with a 20 foot minimum driveway approach, 25 foot rear yard, five foot side yard, and a total of both side yards of 12 feet. The lot sizes and configurations will allow construction of a reasonably sized, single family dwelling within the required setbacks. To ensure traffic safety and sight distance, the City will require specific locations for driveways on corner lots. -3- 9. Chapter 14.12 YMC requires that a minimum of 5% of the gross plat area remain in open space. Such requires the plat to provide 13,072 square feet of open space, and Tract C will provide 13,475 square feet of outdoor recreational opportunities. 10. The MDNS requires that the applicant enter into an agreement with the Yelm School District to offset the impacts on the district of school aged children residing in the plat. 11. The City of Yelm Development Guidelines requires all new developments including subdivisions to improve street frontages to current City standards. Vancil Road, a neighborhood collector, requires a 16 foot wide, drive lane; vertical curbs, seven foot wide, planter strip; street trees; and a sidewalk. Chapter 16.16.090 YMC requires the applicant to provide for street continuation to adjoining subdivisions. The applicant will comply with transportation requirements by constructing Vancil Road across the plat frontage to City standards and by connecting the internal plat road to the Autumn Hill subdivision to the south. The applicant will also satisfy the City's Transportation Facility Charge by making a $750.50 payment per lot at the time of building permit issuance. Adequate entering and stopping sight distance is available at the intersection of the internal plat road and Vancil Road, and all lots will access onto the internal plat roads. Conditions of approval require the covenants, conditions, and restrictions (CCRs) for the subdivision to regulate fencing on corner lots to ensure proper sight distance. The lots will have sufficient area for two off street parking spaces and still not exceed the maximum lot coverage of limitation 75%. 12. The City will provide both potable water and fire flow to the site, and the applicant must satisfy its obligations under a latecomer's agreement. Construction of the plat will require the extension of a water main throughout the development to serve all dwellings. The applicant will also connect the water system to the water main serving Autumn Hill presently ending at the south property line. 13. The City will also provide sanitary sewer service to the site and the applicant must satisfy its obligations under a latecomer's agreement. The applicant will extend a sewer line throughout the plat to serve all lots and will abandon the existing on-site septic system. 14. The storm drainage system must comply with the City stormwater manual for both water quality and quantity controls. The preliminary storm water report shows that the applicant can meet such standards. 15. Chapter 17.80 YMC sets forth the requirements for landscaping, and to comply therewith, the applicant must install a Type 2 landscaping screen around the -4- perimeter of the site. However, City standards also authorize fencing in residential subdivisions to meet the requirements for screening along the perimeter. Landscaping is also required in open space areas and above ground stormwater facilities. The landscape proposed satisfies the City's requirements. 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, and safe walking conditions. 3. The proposed preliminary plat meets all bulk requirements of the R4 zone classification, and compliance with conditions of approval will assure that the project will meet all other City development regulations. 4. All public facilities are available to serve the site and meet the City requirements for adequacy. 5. The project is within an approved sewer service area which has capacity to serve all lots within the subdivision. 6. The proposed preliminary plat will serve the public use and interest by providing an attractive location for a single family residential subdivision and therefore should be approved subject to the following conditions: 1. Corner lots shall place driveways, and direct house fronts as follows: Lot # 1 -Driveway faces north Lot # 8 -Driveway faces west, house fronts north Lot #20 -Driveway faces south 2. Frontage improvements to Vancil Road shall be constructed per Yelm Development Guidelines "Neighborhood Collector". 3. Internal streets within the subdivision will be constructed per Yelm Development Guidelines for "Local Access Residential". 4. The applicant shall provide verbage on the face of the plat, and in the Covenants and Restrictions for the subdivision, fencing regulations to -5- achieve sight distance on corner lots. 5. 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. Credit for the existing dwelling shall be given. The applicant will be responsible for a TFC of $757.50 per unit which is payable at time of building permit issuance. 6. The applicant shall connect to the City's water system. The water main located on Vancil Road is subject to a latecomers agreement. The latecomer fee in the amount of $1,754.98 shall be paid prior to final plat submission. Water connection fees are charged at the current rate of $1,500 per connection, (fee subject to change) payable at building permit issuance. 7. The applicant shall meet all conditions for cross connection control as required in section 246-290-490 WAC. 8. All planting strips and required landscaping not located within 75' of a hose spigot shall have an irrigation system with a separate water meter(s). The applicant shall submit a final landscape and irrigation plan with civil plan submission. 9. The applicant shall connect to the City's S.T.E.P. System. The sewer line located on Vancil Road is subject to a latecomers agreement. The latecomer fee in the amount of $496.16 shall be paid prior to final plat submission. 10. Sewer connection fees are charged at the current rate of $5,269.00 per connection (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. 11. The applicant shall design and construct all stormwater facilities in accordance with the DOE stormwater Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. 12. The applicant shall compile a final stormwater report along with construction drawings. 13. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be -6- accomplished utilizing individual drywells. 14. The applicant shall submit a stormwater operation and maintenance plan to the Community Development Department for approval prior to final plat approval. 15. The stormwater system shall be held in common by the Homeowners Association. The Homeowners Agreement shalt include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. 16. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval as part of the civil engineering plans prior to final subdivision approval. 17. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 18. 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. 19. Prior to the submission final plat application, the applicant will provide the Community Development Department an addressing plat map for approval. 20. The applicant shall comply with the mitigation requirements of the MDNS issued on April 23, 2004. Mitigation includes: • Transportation Facility Charge (TFC) based on 1.01 p.m. peak hour trips per residential unit, payable at time of building permit issuance. • Frontage improvements on Vancil Road, and internal street shall connect to Umtanum Street to the south. • Open space shall be improved as required in Chapter 14.12 YMC. • School District Mitigation Agreement. 21. The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, and stormwater facilities. -~- 22. The applicant shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners' association becomes responsible for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years 23. The decision set forth herein is based upon representations made and exhibits, including plans and proposals submitted at the hearing conducted by the hearing examiner. Any substantial change(s) or deviation(s) in such plans, proposals, or conditions of approval imposed shall be subject to the approval of the hearing examiner and may require further and additional hearings. 24. The authorization granted herein is subject to all applicable federal, state, and local laws, regulations, and ordinances. Compliance with such laws, regulations, and ordinances is a condition precedent to the approvals granted and is a continuing requirement of such approvals. By accepting this/these approvals, the applicant represents that the development and activities allowed will comply with such laws, regulations, and ordinances. If, during the term of the approval granted, the development and activities permitted do not comply with such laws, regulations, or ordinances, the applicant agrees to promptly bring such development or activities into compliance. DECISION: The request for preliminary plat approval of Autumn Hill Phase II is hereby granted subject to the conditions contained in the conclusions above. ORDERED this 14th day of June, 2004. P E K. CAUSS A X Hearing Examiner TRANSMITTED this 14th day of June, 2004, to the following: APPLICANT: Landshapes Northwest, Inc. John Lubbesmeyer 1151 E. 112th Street Tacoma, WA 98445 -8- AGENT: 2M Enterprises, LLC 15345 Sunwood Blvd. #302 Tukwila, WA 98188 City of Yelm Tami Merriman 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 -9- CASE NO.: AUTUMN HILL PHASE II SUBDIVISION, SUB-04-0036-YL tinTir~ 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 June 24, 2004 (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 -io- 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. -11- ~ N n 3 ~' y, m ~ ~ ~ ~ _ ~ 3 ~ M -` D ~ - r c ra` m ~ S ~ ~ N ~ ~ ~ ' ~ _ o i ~ e G' ..C ~ , ~ ~ ~~ ~ \~. 3 w ~, r o ~ N A o N W ^17p ~ ~ ~ N m m ~ ~ (J"1 ~ • C !O ~ m =~ a ~ ~ a `D n a -C m ' m aim ~ ~ ~ ~ = m - ~ ~ ~ ~ ~ w ° ~ '~' o ~, ~ ` ~ 7 y Q7 • ~ N n ~ (D O ~ 3 w ~ n N fD N 0 A O r ^ . . D °~o j?~ C~ m ~~~~33 a (D _S ~ C +: (D y ~ n n N y a ~~~33 -~ (D n y •°• aoc~a~ n ~~ Qp!~ ~~~am~a 3owy`?w N -w Q O y D SO ~ N O fA N C ~ N O m o- 3 a~ < ' v ~~ ~. f ~ __..~_____._- _r--=-_. _._. -._ r7 Ppstage ; $ ~ ? :~ ~ Certified F=ee ~ Retum Reclept Fee ~~.^.~-_~~ QEndprsementRequired) ~ i I O Restricted Delivery Fee j rl (Endorsement Required) 3 O ~ Total Ppstage 8 Fees $ ~^ S m p S t TO _- _. _ _9 or PO Box NO. (l S I ~ [' ~ ~ S f ~~(^ , ------------------------- -- Y j city, stare, Zl?* -----------------------------~ ----_- ~Z.~q U,~-- ~ ~~~~' :.. .. OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: AUTUMN HILL PHASE II SUBDIVISION, SUB-04-0036-YL APPLICANT: Landshapes Northwest, Inc. John Lubbesmeyer 1151 E. 112th Street Tacoma, WA 98445 AGENT: 2M Enterprises, LLC 15345 Sunwood Blvd. #302 Tukwila, WA 98188 SUMMARY OF REQUEST: The applicant is requesting preliminary plat approval to subdivide approximately 5.94 acres into 23 single family residential tots. The property is zoned R-4 Low Density Residential, which allows up to 4 dwelling units per acre. The site currently has an existing home that will be situated on one of the new lots. 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 June 7, 2004 a.m. Parties wishing to testify were sworn in by the Examiner. The following exhibits were submitted and made a part of the record as follows: r EXHIBIT "1" - Planning and Community Development Staff Report and Attachments -1- TAMI MERRIMAN appeared, presented the Planning and Community Development Department Staff Report, and testified that proper notice was given and that the environmental official issued an MDNS on April 23, 2004. Improvements on the site include a house and accessory buildings, and the house will remain as part of the subdivision, but the accessory uses will be removed. To ensure proper sight distance several lots must access onto specific streets. The applicant will construct a basketball court or other recreational facility in the Tract C open space, and the MDNS requires school mitigation. The applicant will extend a plat road south to the recently completed subdivision of Autumn Hill. The applicant must pay water and sewer latecomer's agreements and abandon the on-site well and septic system. The code requires perimeter landscaping and the site plan shows a six foot high fence and plantings. JOHN LUBBESMEYER, applicant, appeared and testified that his company constructed the subdivision to the south and terminated the road at the north property line with a temporary cul-de-sac as they knew this property would develop. This plat will represent an extension of the plat to the south. They will infiltrate stormwater into the ground. MS. MERRIMAN referred to fencing on corner lots and noted a requirement that the CCRs provide for sight distance at intersections. 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, heard testimony, and taken this matter under advisement. 2. The City has performed an environmental review and issued a Mitigated Determination of Nonsignificance on April 23, 2004, with a comment deadline of May 7, 2004, and an appeal deadline of May 14, 2004. 3. Notice of the date and time of hearing was posted on the project site, mailed to property owners within 300 feet of the project site, and mailed to the recipients of the Notice of Application and SEPA Determination on May 21, 2004, and advertised in the local newspaper on May 28, 2004. -2- 4. The applicant has a possessory ownership interest in a triangular shaped parcel of property abutting the west side of Vancil Road SE 5.94 acre, at its intersection with Birkland Street SE, south of Yelm Avenue within the City of Yelm. The applicant requests preliminary plat approval to allow subdivision of the site into 23 single family residential lots, a storm tract, and an open space tract. 5. Improvements on the site include a single family residential dwel-ing, outbuildings, drinking water well, well house, and on-site septic disposal system. The applicant will retain the existing house on proposed lot 20, but will remove all accessory structures and abandon the well and septic system. 6. The preliminary plat map shows Birkland Street extending into the plat from Vancil Road SE and aligned with Birkland Street to the east of Vancil Road. The new internal road extends west to Umtanum Street which will extend north from the plat of Autumn Hill to the south and terminate in a cul-de-sac to the north of the new Birkland Street. Thus, the plat will have direct access onto Vancil Road and to the Autumn Hill street system which also provides access to Vancil Road. Open space Tract C, a 13,475 square foot triangular parcel, is located at the northwest corner of Vancil Road and the future Birkland Street SE. The applicant will improve said open space area with a basketball court or other appropriate outdoor recreational equipment. Storm Tract B, located northwest of Tract C, abuts the north property line of the plat. 7. Surrounding uses include the Autumn Hill subdivision to the south, single family residential lots to the west, the subdivision of Prairie Heights Division II to the north, and the subdivision of Prairie Heights Division I to the east across Vancil Road SE. The preliminary plat will fit well with the surrounding area and will represent an extension of the Autumn Hill plat to the north. 8. The site is located within the Low Density Residential (R4) zone classification of the Yelm Municipal Code (YMC). Section 17.12.020(A) YMC authorizes single family residential dwellings as outright permitted uses at a density of not more than four dwelling units per gross acre in the R4 classification. The applicant proposes 23 lots on 5.94 acres which calculates to 3.83 dwelling units per acre, and the plat therefore satisfies the R4 density requirements. Section 17.12.050 YMC sets forth lot area requirements for the R4 zone, but has no minimum lot size requirement. Setbacks include 25 feet from collectors, 15 feet from local streets with a 20 foot minimum driveway approach, 25 foot rear yard, five foot side yard, and a total of both side yards of 12 feet. The lot sizes and configurations will allow construction of a reasonably sized, single family dwelling within the required setbacks. To ensure traffic safety and sight distance, the City will require specific locations for driveways on corner lots. -3- 9. Chapter 14.12 YMC requires that a minimum of 5% of the gross plat area remain in open space. Such requires the plat to provide 13,072 square feet of open space, and Tract C will provide 13,475 square feet of outdoor recreational opportunities. 10. The MDNS requires that the applicant enter into an agreement with the Yelm School District to offset the impacts on the district of school aged children residing in the plat. 11. The City of Yelm Development Guidelines requires all new developments including subdivisions to improve street frontages to current City standards. Vancil Road, a neighborhood collector, requires a 16 foot wide, drive lane; vertical curbs, seven foot wide, planter strip; street trees; and a sidewalk. Chapter 16.16.090 YMC requires the applicant to provide for street continuation to adjoining subdivisions. The applicant will comply with transportation requirements by constructing Vancil Road across the plat frontage to City standards and by connecting the internal plat road to the Autumn Hill subdivision to the south. The applicant will also satisfy the City's Transportation Facility Charge by making a $750.50 payment per lot at the time of building permit issuance. Adequate entering and stopping sight distance is available at the intersection of the internal plat road and Vancil Road, and all lots will access onto the internal plat roads. Conditions of approval require the covenants, conditions, and restrictions (CCRs) for the subdivision to regulate fencing on corner lots to ensure proper sight distance. The lots will have sufficient area for two off street parking spaces and still not exceed the maximum lot coverage of limitation 75%. 12. The City will provide both potable water and fire flow to the site, and the applicant must satisfy its obligations under a latecomer's agreement. Construction of the plat will require the extension of a water main throughout the development to serve all dwellings. The applicant will also connect the water system to the- water main serving Autumn Hill presently ending at the south property line. 13. The City will also provide sanitary sewer service to the site and the applicant must satisfy its obligations under a latecomer's agreement. The applicant will extend a sewer line throughout the plat to serve all lots and will abandon the existing on-site septic system. 14. The storm drainage system must comply with the City stormwater manual for both water quality and quantity controls. The preliminary storm water report shows that the applicant can meet such standards. 15. Chapter 17.80 YMC sets forth the requirements for landscaping, and to comply therewith, the applicant must install a Type 2 landscaping screen around the -4- perimeter of the site. However, City standards also authorize fencing in residential subdivisions to meet the requirements for screening along the perimeter. Landscaping is also required in open space areas and above ground stormwater facilities. The landscape proposed satisfies the City's requirements. 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, and safe walking conditions. 3. The proposed preliminary plat meets all bulk requirements of the R4 zone classification, and compliance with conditions of approval will assure that the project will meet all other City development regulations. 4. All public facilities are available to serve the site and meet the City requirements for adequacy. 5. The project is within an approved sewer service area which has capacity to serve all lots within the subdivision. 6. The proposed preliminary plat will serve the public use and interest by providing an attractive location for a single family residential subdivision and therefore should be approved subject to the following conditions: 1. Corner lots shall place driveways, and direct house fronts as follows: Lot # 1 -Driveway faces north Lot # 8 -Driveway faces west, house fronts north Lot #20 -Driveway faces south 2. Frontage improvements to Vancil Road shall be constructed per Yelm Development Guidelines "Neighborhood Collector". 3. Internal streets within the subdivision will be constructed per Yelm Development Guidelines for "Local Access Residential". 4. The applicant shall provide verbage on the face of the plat, and in the Covenants and Restrictions for the subdivision, fencing regulations to -5- achieve sight distance on corner lots. 5. 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. Credit for the existing dwelling shall be given. The applicant will be responsible for a TFC of $757.50 per unit which is payable at time of building permit issuance. 6. The applicant shall connect to the City's water system. The water main located on Vancil Road is subject to a latecomers agreement. The latecomer fee in the amount of $1,754.98 shall be paid prior to final plat submission. Water connection fees are charged at the current rate of $1,500 per connection, (fee subject to change) payable at building permit issuance. 7. The applicant shall meet all conditions for cross connection control as required in section 246-290-490 WAC. 8. All planting strips and required landscaping not located within 75' of a hose spigot shall have an irrigation system with a separate water meter(s). The applicant shall submit a final landscape and irrigation plan with civil plan submission. 9. The applicant shall connect to the City's S.T.E.P. System. The sewer line located on Vancil Road is subject to a latecomers agreement. The latecomer fee in the amount of $496.16 shall be paid prior to final plat submission. 10. Sewer connection fees are charged at the current rate of $5,269.00 per connection (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. 11. The applicant shall design and construct all stormwater facilities in accordance with the DOE stormwater Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. 12. The applicant shall compile a final stormwater report along with construction drawings. 13. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be -6- accomplished utilizing individual drywells. 14. The applicant shall submit a stormwater operation and maintenance plan to the Community Development Department for approval prior to final plat approval. 15. The stormwater system shall be held in common by the Homeowners Association. The Homeowners Agreement shalt include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. 16. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval as part of the civil engineering plans prior to final subdivision approval. 17. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 18. 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. 19. Prior to the submission final plat application, the applicant will provide the Community Development Department an addressing plat map for approval. 20. The applicant shall comply with the mitigation requirements of the MDNS issued on April 23, 2004. Mitigation includes: • Transportation Facility Charge (TFC) based on 1.01 p.m. peak hour trips per residential unit, payable at time of building permit issuance. • Frontage improvements on Vancil Road, and internal street shall connect to Umtanum Street to the south. • Open space shall be improved as required in Chapter 14.12 YMC. • School District Mitigation Agreement. 21. The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, and stormwater facilities. -~- 22. The applicant shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners' association becomes responsible for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years 23. The decision set forth herein is based upon representations made and exhibits, including plans and proposals submitted at the hearing conducted by the hearing examiner. Any substantial change(s) or deviation(s) in such plans, proposals, or conditions of approval imposed shall be subject to the approval of the hearing examiner and may require further and additional hearings. 24. The authorization granted herein is subject to all applicable federal, state, and local laws, regulations, and ordinances. Compliance with such laws, regulations, and ordinances is a condition precedent to the approvals granted and is a continuing requirement of such approvals. By accepting this/these approvals, the applicant represents that the development and activities allowed will comply with such laws, regulations, and ordinances. If, during the term of the approval granted, the development and activities permitted do not comply with such laws, regulations, or ordinances, the applicant agrees to promptly bring such development or activities into compliance. nF~i~inN~ The request for preliminary plat approval of Autumn Hill Phase II is hereby granted subject to the conditions contained in the conclusions above. ORDERED this 14th day of June, 2004. P E K. CAUSS A X Hearing Examiner TRANSMITTED this 14th day of June, 2004, to the following: APPLICANT: Landshapes Northwest, Inc. John Lubbesmeyer 1151 E. 112th Street Tacoma, WA 98445 -8- AGENT: 2M Enterprises, LLC 15345 Sunwood Blvd. #302 Tukwila, WA 98188 City of Yelm Tami Merriman 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 -9- CASE NO.: AUTUMN HILL PHASE II SUBDIVISION, SUB-04-0036-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 June 24, 2004 (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 -10- 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. -11- City of Yelm V YELM , wwaMUwa~'oa ID5 Yelm Avenue West P.O. Box 947 Yelm, WA 98597 (360) 458-3244 To: Stephen Causseaux, Jr., Hearing Examiner From: Tami Merriman, Assistant Planner Date: May 21, 2004 Subject: Autumn Hill Phase II Subdivision, SUB-04-0036-YL List of Exhibits: Exhibit I Site Plan Exhibit II Notice of Application Exhibit III Mitigated Determination of Non-Significance and Comments Exhibit IV Public Hearing Notice Applicant: Landshapes Northwest, Inc. John Lubbesmeyer 1151E 112'h Street Tacoma, WA 98445 Agent: 2M Enterprises, LLC 15345 Sunwood Blvd. #302 Tukwila, WA 98188 Proposal: The applicant is proposing to subdivide approximately 5.94 acres into 23 single- family residential lots. The property is zoned R-4 Low Density Residential, which allows up to 4 dwelling units per acre. The site currently has an existing home that will be situated on one of the new lots. Location: The property is located on Vancil Road, South of Yelm Ave. E. The property is identified by Assessor's Tax Parcel Number 22730420200. Description of Property: The subject property is bound on the north and across the street to the east by a residential subdivision, to the south by Autumn Hill Phase I subdivision, and to the west by asingle-family residence. Notice of Application, SEPA, and Public Hearing: Notice of this application was mailed to state and local agencies, and property owners within 300 feet of the project site on April 2, 2004. Public Notice of the date and time of the Public Hearing was posted on the project site, mailed to property owners within 300 feet of the project site, and mailed to the recipients of the Notice of Application and SEPA Determination on May 21, 2004 and advertised in the local newspaper on May 28, 2004. (360) 15&3835 (360) 4~8-3111 Fi1X [r[ou.ci.yelrn.wa.us The City has performed an environmental review and issued a Mitigated Determination of Nonsignificance on April 23, 2004, with a comment deadline of May 7, 2004, and an appeal deadline of May 14, 2004. Staff Analysis Lots Size and Setbacks: The R-4 zoning district does not have a minimum or maximum lot size, although it does require standard yard setbacks of 15 feet from the front property line adjacent to local access road (with a minimum 20 foot driveway approach), 5 feet from side property lines (with a minimum of 12 feet between the two side yards), and 25 feet from the rear property line. The setback on a flanking yard is 15 feet from the property lines. For traffic safety, and sight distance, driveway locations on corner lots should have specific locations. The lots within the proposed preliminary subdivision appear to contain sufficient area to meet setback and lot coverage requirements. Adjacent Land Uses and Zoning: The property is bordered to the north, east and south by completed residential subdivisions. The properties to the east are in Thurston County, and currently in residential use. The plat as conditioned meets City of Yelm development requirements, and is a compatible use with surrounding properties. Open Space: The .Growth Management Act establishes a goal for open space and recreation that states "encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks" [RCW 36.70A.020(9)]. Chapter 14.12 YMC provides guidelines for the retention and creation of open space within the City. This chapter requires a minimum of five percent of the gross area be dedicated as open space. Chapter 14 YMC lists attributes for qualification of open space. One of the attributes listed is environmental interpretation or other education. The applicant proposes to provide the required amount of open space, to be improved with a basketball court. Schools: New residential units create a demand for additional school services and facilities. The Yelm School District requests that the applicant enter into an agreement with the school district for the payment of mitigation fees based on the project's impact. Page 2 of 8 This request for a mitigation agreement between the applicant and the school district became a mitigation measure of the Environmental Determination. Transportation and Site Access: The City of Yelm Development Guidelines require all new developments, including subdivisions, improve street frontages to current standards. Vancil Road is a neighborhood collector, which requires a 16-foot drive lane, vertical curb, a 7-foot planter strip with street trees 35 feet on center, a 5-foot sidewalk, and "No Parking" signs installed. Street lighting shall be as required by the City Engineer. 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 plat, as proposed, meets this standard V~ ~~ ~ by continuing Umtanum Street SE from the Autumn Hill Phase I subdivision. Sight distance at intersections is important for traffic and pedestrian safety. The applicant shall provide on the face of the plat, and in the Covenants and Restrictions for the development, verbage to regulate fencing on corner lots to allow for proper sight distance. The completed project will increase traffic and impact the City's transportation system. Chapter 15.40, concurrency Management, requires all development to mitigate impacts to the City transportation system. A single family home generates 1.01 p.m. peak hour trips per unit. The Transportation Facility Charge per unit is $757.50 and payable at time of building permit issuance. Parking: Chapter 17.72, Off-Street Parking and Loading, requires minimum parking ratio of two spaces per dwelling unit. The lots within the proposed subdivision allows sufficient area for 2 parking spaces while meeting the maximum lot coverage of 75%. Water: The City's Water Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas for approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in place - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Any necessary water rights are considered, only after approved for municipal use by the Washington State Department of Ecology, or appropriate appeals board, and the time for appeal or challenge has expired. Page 3 of 8 ,: G ~~~~ ~ ~ There is an existing watermain located on Vancil Road. Connection to this watermain is ~,~ subject to a latecomers agreeme~the amount of $1,754.98. The watermain shall be extended t roug t e eve opment to serve the proposed dwellings. The proposed site would be required to connect to the City's water system. The development's internal roadways will be required to have a water main installed to serve fire hydrants and home services. This development will be required to connect the water system at the "dead end" street located on the south boundary and on Vancil Rd. The existing home is currently served by a private well. The well shall be decommissioned per Department of Ecology standards. Any water rights associated with this well shall be dedicated to the City of Yelm. The City of Yelm is dedicated to providing the best quality water possible to its consumers. Section 246-290-490, Washington Administrative Code, requires that the City take measures to ensure that contamination does not occur as a result of cross contamination. An irrigation meter may be installed for the purpose of irrigation. A backflow prevention device will be required for all landscape irrigation connections. Any irrigation system installed will need to have a back flow prevention device between the irrigation system and the city owned water meter. This also includes any private irrigation systems that may be located on each home lot. Wastewater: The city's Sewer Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas or approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in place - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. _ The existing home on this site is currently served by an onsite septic system. This system shall be abandoned per Thurston County Health Department standards, and the residence connected to City sewer service. There is an existing sewerline located on Vancil Road. Connection to this sewerline is subject to a latecomers agreement in the amount of $496.16. The sewerline shall be extended through the development to serve the proposed dwellings. Drainage/Stormwater: The completed project will increase impervious surfaces on the site and adjacent streets. Impervious surfaces create stormwater runoff. Uncontrolled and untreated stormwater runoff can create health and safety hazards. The City of Yelm requires all development to comply with the Stormwater Manual for the control and treatment of stormwater runoff. Page 4 of 8 The applicant has submitted a Preliminary Stormwater Report that estimates the impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and storage of the stormwater. Following preliminary plat approval the City Stormwater Manual requires the applicant 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. Street Lighting: Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners. Street lighting is reviewed to assure adequate lighting. Subdivision Name and Addressing: The proposed plat name of Autumn Hill Phase II has been reserved with Thurston County. Addressing is approved by the Community Development Department prior to final plat application. State Environmental Policy Act: The applicant submitted a completed environmental checklist. The City performed an environmental review and issued a Mitigated Determination of Nonsignificance on April 23, 2004. The MDNS included analysis and findings, with conditions of approval. Mitigating conditions include improvements to Vancil Road, traffic facilities charge, open space, and enter into an agreement with Yelm Community Schools to mitigate impacts to the School District. 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 the applicant to provide on-site landscaping for all development proposals. The site is adjacent to properties that are compatibly zoned. Chapter 17.80 requires that the perimeter of the site be landscaped with a Type II landscaping. In residential subdivisions the city allows fencing to meet the landscaping requirement for the perimeter of the site. Landscape requirements shall be installed and approved prior to application for final plat. Landscaping is required in open space and above ground stormwater facilities. YMC Chapter 17.80 requires that at time of civil plan review and approval the applicant provide the Community Development Department a detailed final landscape and irrigation plan for approval. Page 5 of 8 ,: `:~, Section 17.80.090(F) YMC states that the owner/developer of any project requiring site plan review approval, subdivision approval, or short subdivision approval shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners' association becomes responsitle for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years. Conclusion and Staff Recommendation: Section 16.12.170 YMC requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant, and the proposed conditions of approval as stated below, Community Development staff finds that the subdivision: 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, and sidewalks; That the public use and interest will be served by the subdivision of the property, if conditioned as proposed; The subdivision, if conditioned as proposed, is in conformance with the Yelm-Thurston County Joint Comprehensive Plan, the City of Yelm Zoning Code, the City of Yelm Subdivision Code, the Shoreline Management Act and the Thurston County Shoreline Master Program, and the City of Yelm Development Guidelines. Conditions of Approval: 1. Corner lots shall place driveways, and direct house fronts as follows: Lot # 1 -Driveway faces north Lot # 8 -Driveway faces west, house fronts north Lot #20 -Driveway faces south 2. Frontage improvements to Vancil Road shall be constructed per Yelm Development Guidelines "Neighborhood Collector". 3. Internal streets within the subdivision will be constructed per Yelm Development Guidelines for "Local Access Residential". 4. The applicant shall provide verbage on the face of the plat, and in the Covenants and Restrictions for the subdivision, fencing regulations to achieve sight distance on corner lots. 5. 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. Credit for the existing dwelling shall be given. The applicant will be responsible for a TFC of $757.50 per unit which is payable at time of building permit issuance. Page 6 of 8 6. The applicant shall connect to the City's water system. The water main located on Vancil Road is subject to a latecomers agreement. The latecomer fee in the amount of $1,754.98 shall be paid prior to final plat submission. Water connection fees are charged at the current rate of $1,500 per connection, (fee subject to change) payable at building permit issuance. 7. The applicant shall meet all conditions for cross connection control as required in section 246-290-490 WAC. 8. All planting strips and required landscaping not located within 75' of a hose spigot shall have an irrigation system with a separate water meter(s). The applicant shall submit a final landscape and irrigation plan with civil plan submission. 9. The applicant shall connect to the City's S.T.E.P. System. The sewer line located on Vancil Road is subject to a latecomers agreement. The latecomer fee in the amount of $496.16 shall be paid prior to final plat submission. 10. Sewer connection fees are charged at the current rate of $5,269.00 per connection (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. 11. The applicant shall design and construct all stormwater facilities in accordance with the DOE stormwater Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. 12. The applicant shall compile a final stormwater report along with construction drawings. 13. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells. 14. The applicant shall submit a stormwater operation and maintenance plan to the Community Development Department for approval prior to final plat approval. 15. The stormwater system shall be held in common by the Homeowners Association. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. 16. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval as part of the civil engineering plans prior to final subdivision approval. 17. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 18. 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. Page 7 of 8 {. 19. Prior to the submission final plat application, the applicant will provide the Community Development Department an addressing plat map for approval. 20. The applicant shall comply with the mitigation requirements of the MDNS issued on April 23, 2004. Mitigation includes: • Transportation Facility Charge (TFC) based on 1.01 p.m. peak hour trips per residential unit, payable at time of building permit issuance. • Frontage improvements on Vancil Road, and internal street shall connect to Umtanum Street to the south. • Open space shall be improved as required in Chapter 14.12 YMC. • School District Mitigation Agreement. 21. The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, and stormwater facilities. 22. The applicant shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners' association becomes responsible for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years Based on the Analysis and Conditions of Approval above, staff recommends that the Hearing Examiner approve SUB-04-0036-YL. Page 8 of 8 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: JUNE 7, 2004 TIME: 9:00 AM LOCATION: YELM PUBLIC WORKS Hearing: 1. YCOM Networks Special Use Permit, Case #CUP-04-0043-YL 2. Autumn Hill Phase II Preliminary Subdivision, Case #SUB-04-0036-YL NAME & ADDRESS MAILING LIST? /SPEAKER? (Indicate which public hearing by the assigned numbers above) City of Yelm ~~~ ~~~ WA8MINCTON Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Monday, June 7, 2004, 9:00 a.m. PLACE: Yelm Public Works, 901 Rhoton Road, Yelm WA PURPOSE: Public Hearing to receive comments regarding the proposed Autumn Hill Phase II subdivision of 5.94 acres into 23 single-family residential lots. Case #SUB-04-0036-YL APPLICANT: Landshapes Northwest, Mr. John Lubbesmeyer PROJECT LOCATION: 10831 Vancil Road SE, Yelm, WA 98597 The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposed subdivision Autumn Hill Phase II. 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, June 7, 2004. Such written comments may be submitted to the City of Yelm at the address shown above, or mailed to the City of Yelm Community Development Department, PO Box 479, Yelm WA 98597. Any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Ave W., Yelm, WA. For additional information, please contact Tami Merriman at (360} 458-3835. The City of Yelm provides reasonable accommodations to persons with disabilities. If you need special accommodations to attend or participate in this hearing, call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting. ATTEST: City of Yelm Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, May 28, 2004 Mailed to Adjacent Property Owners and Posted in Public Places: May 25, 2004. (360) 458-3835 (360) 458-3144 FAX wmw.ciyetm.ma.us City of Yelm ~,~ YELM ~ wws~ancrroN 105 Yelm Avenue West P.O. Box 947 Yelm, WA 98597 (360) 458-3244 To: Stephen Causseaux, Jr., Hearing Examiner From: Tami Merriman, Assistant Planner Date: May 21, 2004 Subject: Autumn Hill Phase II Subdivision, SUB-04-0036-YL List of Exhibits: Exhibit I Site Plan Exhibit II Notice of Application Exhibit III Mitigated Determination of Non-Significance and Comments Exhibit IV Public Hearing Notice Applicant: Landshapes Northwest, Inc. John Lubbesmeyer 1151E 112"' Street Tacoma, WA 98445 Agent: 2M Enterprises, LLC 15345 Sunwood Blvd. #302 Tukwila, WA 98188 Proposal: The applicant is proposing to subdivide approximately 5.94 acres into 23 single- family residential lots. The property is zoned R-4 Low Density Residential, which allows up to 4 dwelling units per acre. The site currently has an existing home that will be situated on one of the new lots. Location: The property is located on Vancil Road, South of Yelm Ave. E. The property is identified by Assessor's Tax Parcel Number 22730420200. Description of Property: The subject property is bound on the north and across the street to the east by a residential subdivision, to the south by Autumn Hill Phase I subdivision, and to the west by asingle-family residence. Notice of Application, SEPA, and Public Hearing: Notice of this application was mailed to state and local agencies, and property owners within 300 feet of the project site on Apri12, 2004. Public Notice of the date and time of the Public Hearing was posted on the project site, mailed to property owners within 300 feet of the project site, and mailed to the recipients of the Notice of Application and SEPA Determination on May 21, 2004 and advertised in the local newspaper on May 28, 2004. (360) 458-3835 (3S0) 158-3141 FiLY rnrrw. c i.yclrrr, rva. uri The City has performed an environmental review and issued a Mitigated Determination of Nonsignificance on April 23, 2004, with a comment deadline of May 7, 2004, and an appeal deadline of May 14, 2004. Staff Analysis Lots Size and Setbacks: The R-4 zoning district does not have a minimum or maximum lot size, although it does require standard yard setbacks of 15 feet from the front property line adjacent to local access road (with a minimum 20 foot driveway approach), 5 feet from side property lines (with a minimum of 12 feet between the two side yards), and 25 feet from the rear property line. The setback on a flanking yard is 15 feet from the property lines. For traffic safety, and sight distance, driveway Locations on corner lots should have specific locations. The lots within the proposed preliminary subdivision appear to contain sufficient area to meet setback and lot coverage requirements. Adjacent Land Uses and Zoning: The property is bordered to the north, east and south by completed residential subdivisions. The properties to the east are in Thurston County, and currently in residential use. The plat as conditioned meets City of Yelm development requirements, and is a compatible use with surrounding properties. Open Space: The Growth Management Act establishes a goal for open space and recreation that states "encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks" [RCW 36.70A.020(9)]. Chapter 14.12 YMC provides guidelines for the retention and creation of open space within the City. This chapter requires a minimum of five percent of the gross area be dedicated as open space. Chapter 14 YMC lists attributes for qualification of open space. One of the attributes listed is environmental interpretation or other education. The applicant proposes to provide the required amount of open space, to be improved with a basketball court. Schools: New residential units create a demand for additional school services and facilities. The Yelm School District requests that the applicant enter into an agreement with the school district for the payment of mitigation fees based on the project's impact. Page 2 of 8 This request for a mitigation agreement between the applicant and the school district became a mitigation measure of the Environmental Determination. Transportation and Site Access: The City of Yelm Development Guidelines require all new developments, including subdivisions, improve street frontages to current standards. Vancil Road is a neighborhood collector, which requires a 16-foot drive lane, vertical curb, a 7-foot planter strip with street trees 35 feet on center, a 5-foot sidewalk, and "No Parking" signs installed. Street lighting shall be as required by the City Engineer. 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 plat, as proposed, meets this standard by continuing Umtanum Street SE from the Autumn Hill Phase I subdivision. Sight distance at intersections is important for traffic and pedestrian safety. The applicant shall provide on the face of the plat, and in the Covenants and Restrictions for the development, verbage to regulate fencing on corner lots to allow for proper sight distance. The completed project will increase traffic and impact the City's transportation system. Chapter 15.40, concurrency Management, requires all development to mitigate impacts to the City transportation system. A single family home generates 1.01 p.m. peak hour trips per ~..anit. The Transportation Facility Charge per unit is $757.50 and payable at time of building permit issuance. Parking: Chapter 17.72, Off-Street Parking and Loading, requires minimum parking ratio of two spaces per dwelling unit. The lots within the proposed subdivision allows sufficient area for 2 parking spaces while meeting the maximum lot coverage of 75%. Water: The City's Water Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas for approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in place - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Any necessary water rights are considered, only after approved for municipal use by the Washington State Department of Ecology, or appropriate appeals board, and the time for appeal or challenge has expired. Page 3 of 8 There is an existing watermain located on Vancil Road. Connection to this watermain is subject to a latecomers agreement in the amount of $1,754.98. The watermain shall be extended through the development to serve the proposed dwellings. The proposed site would be required to connect to the City's water system. The development's internal roadways will be required to have a water main installed to serve fire hydrants and home services. This development will be required to connect the water system at the "dead end" street located on the south boundary and on Vancil Rd. The existing home is currently served by a private well. The well shall be decommissioned per Department of Ecology standards. Any water rights associated with this well shall be dedicated to the City of Yelm. The City of Yelm is dedicated to providing the best quality water possible to its consumers. Section 246-290-490, Washington Administrative Code, requires that the City take measures to ensure that contamination does not occur as a result of cross contamination. An irrigation meter may be installed for the purpose of irrigation. A backflow prevention device will be required for all landscape irrigation connections. Any irrigation system installed will need to have a back flow prevention device between the irrigation system and the city owned water meter. This also includes any private irrigation systems that may be located on each home lot. Wastewater: The city's Sewer Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas or approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in place - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. The existing home on this site is currently served by an onsite septic system. This system shall be abandoned per Thurston County Health Department standards, and the residence connected to City sewer service. There is an existing sewerline located on Vancil Road. Connection to this sewerline is subject to a latecomers agreement in the amount of $496.16. The sewerline shall be extended through the development to serve the proposed dwellings. Drainage/Stormwater: The completed project will increase impervious surfaces on the site and adjacent streets. Impervious surfaces create stormwater runoff. Uncontrolled and untreated stormwater runoff can create health and safety hazards. The City of Yelm requires all development to comply with the Stormwater Manual for the control and treatment of stormwater runoff. Page 4 of 8 The applicant has submitted a Preliminary Stormwater Report that estimates the impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and storage of the stormwater. Following preliminary plat approval the City Stormwater Manual requires the applicant 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. Street Lighting: Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners. Street lighting is reviewed to assure adequate lighting. Subdivision Name and Addressing: The proposed plat name of Autumn Hill Phase II has been reserved with Thurston County. Addressing is approved by the Community Development Department prior to final plat application. State Environmental Policy Act: The applicant submitted a completed environmental checklist. The City performed an environmental review and issued a Mitigated Determination of Nonsignificance on April 23, 2004. The MDNS included analysis and findings, with conditions of approval. Mitigating conditions include improvements to Vancil Road, traffic facilities charge, open space, and enter into an agreement with Yelm Community Schools to mitigate impacts to the School District. 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 the applicant to provide on-site landscaping for all development proposals. The site is adjacent to properties that are compatibly zoned. Chapter 17.80 requires that the perimeter of the site be landscaped with a Type II landscaping. In residential subdivisions the city allows fencing to meet the landscaping requirement for the perimeter of the site. Landscape requirements shall be installed and approved prior to application for final plat. Landscaping is required in open space and above ground stormwater facilities. YMC Chapter 17.80 requires that at time of civil plan review and approval the applicant provide the Community Development Department a detailed final landscape and irrigation plan for approval Page 5 of 8 Section 17.80.090(F) YMC states that the owner/developer of any project requiring site plan review approval, subdivision approval, or short subdivision approval shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners' association becomes responsible for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years. Conclusion and Staff Recommendation: Section 16.12.170 YMC requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant, and the proposed conditions of approval as stated below, Community Development staff finds that the subdivision: 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, and sidewalks; That the public use and interest will be served by the subdivision of the property, if conditioned as proposed; The subdivision, if conditioned as proposed, is in conformance with the Yelm-Thurston County Joint Comprehensive Plan, the City of Yelm Zoning Code, the City of Yelm Subdivision Code, the Shoreline Management Act and the Thurston County Shoreline Master Program, and the City of Yelm Development Guidelines. Conditions of Approval: 1. Corner lots shall place driveways, and direct house fronts as follows: Lot # 1 -Driveway faces north Lot # 8 -Driveway faces west, house fronts north Lot #20 -Driveway faces south 2. Frontage improvements to Vancil Road shall be constructed per Yelm Development Guidelines "Neighborhood Collector". 3. Internal streets within the subdivision will be constructed per Yelm Development Guidelines for "Local Access Residential". 4. The applicant shall provide verbage on the face of the plat, and in the Covenants and Restrictions for the subdivision, fencing regulations to achieve sight distance on corner lots. 5. 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. Credit for the existing dwelling shall be given. The applicant will be responsible for a TFC of $757.50 per unit which is payable at time of building permit issuance. Page 6 of 8 6. The applicant shall connect to the City's water system. The water main located on Vancil Road is subject to a latecomers agreement. The latecomer fee in the amount of $1,754.98 shall be paid prior to final plat submission. Water connection fees are charged at the current rate of $1,500 per connection, (fee subject to change) payable at building permit issuance. 7. The applicant shall meet all conditions for cross connection control as required in section 246-290-490 WAC. 8. All planting strips and required landscaping not located within 75' of a hose spigot shall have an irrigation system with a separate water meter(s). The applicant shall submit a final landscape and irrigation plan with civil plan submission. 9. The applicant shall connect to the City's S.T.E.P. System. The sewer line located on Vancil Road is subject to a latecomers agreement. The latecomer fee in the amount of $496.16 shall be paid prior to final plat submission. 10. Sewer connection fees are charged at the current rate of $5,269.00 per connection (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. 11. The applicant shall design and construct all stormwater facilities in accordance with the DOE stormwater Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. 12. The applicant shall compile a final stormwater report along with construction drawings. 13. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells. 14. The applicant shall submit a stormwater operation and maintenance plan to the Community Development Department for approval prior to final plat approval. 15. The stormwater system shall be held in common by the Homeowners Association. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. 16. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval as part of the civil engineering plans prior to final subdivision approval. 17. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 18. 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. Page 7 of 8 19. Prior to the submission final plat application, the applicant will provide the Community Development Department an addressing plat map for approval. 20. The applicant shall comply with the mitigation requirements of the MDNS issued on April 23, 2004. Mitigation includes: • Transportation Facility Charge (TFC) based on 1.01 p.m. peak hour trips per residential unit, payable at time of building permit issuance. • Frontage improvements on Vancil Road, and internal street shall connect to Umtanum Street to the south. • Open space shall be improved as required in Chapter 14.12 YMC. • School District Mitigation Agreement. 21. The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, and stormwater facilities. 22. The applicant shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners' association becomes responsible for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years Based on the Analysis and Conditions of Approval above, staff recommends that the Hearing Examiner approve SUB-04-0036-YL. Page 8 of 8 koooy I I ZmoW~ I ~;., q~. 1 _ ~z~~y _ ~b ~.. `a n~ / o - ~ 1 ~ 1 z~c~.Dam~ I ~ ,' 1~ 1 1 ! 1 m ~V ~ ~ y+^~k Arrrr.. 1 ~ j '^ 50 __ ~-1_5~ 60 ~ ~ ,(/~ .~ ~ 5 85 135 , n w \ ~ i ~ ~ ICI i i I I I i .^ ~. I-.• ~ /~ R \ ~, I ~ Q I ~ ~ I ~~ C.0 N a U1 /, Q 1 6` : I 11 x. 1 e I ~ I ~ . ~ ~ ~ ~ I I / ~ .2 ~,~ ~ ~ ~ i ~.. --- I ~ , ~`~ ~ 1 ~ UMTAUM S'T. SE 1 1 U UI~1 A U.M ' ( I ~ / ~ I I N ST. 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O r z m W N '-' .Z7 ~ A mmm rrC z~~ Z Z --'- D ~~A « < C A ~ ~~r r D ~ ~O ~D ~O EO D Z D m r n z m Z m x I 1 I_ 1 -- aI b ~ -= x ~8 klc i Ij,~ II ~ I , '~~~. 89 Y~ I M Ym N ~1 m ~ V 'O 0 p ~ ~ p Z Z ~ A~~ ~~ ~, m uunm ~~ ~ z _~ mm NNV; Da DD ~ ~ mm D O O ~ DD II T C v A -lJ ~ ~m N .., o ~o m A D ~ u z °O m _ u `" -• O -~ n Z w z _ ~ m N U -I O m "~ n II W 0 T NP ~~ ~o `~ b O a 0~' 4 ~ C CLARK RD SE ~n ~ a ~' m z I~TI z ~ ., ~ y ~ ~ O n~ N ~iDO~'aC 2~ D ~ nn `~ VANCIL RD SE X b y m Z ~ _ K °~ ~; ~~ ~ r' = c a ~o ~, r rF9 ~9 ~e0 !.umae. 2752 Sheet _ •., Enterprises LLC Designed JYH Scale: 15345 Sunwood Blvd. D`°""" ~~ Rorizontal Suite 302 Checked_J1dkL +'-~' Tukwila, H'A 981 BB (206) 245-6278 MP~oved JYN vertlaal N/A info®2m-ent.com Date ~L~ No. I Date For: Lubbesmeyer Construction, Inc Tine: 1151 112th Street East Tacoma, WA 98445 (253) 537-6370 L< .ZI ZC A A X A~ A X .~V X to Vl ,09 N V 9 N~ N~ N~~ ~ ~ ~ ~ ~ N L7 m ~ N G'f ~ ~ r7. m ~ D D ~ N ~ ~ ~ ~ ~ Dy=g-.g ~ p~ ti D ~ D -~ ~ ; D T ~ D ~ - t7 ; O y~~~ .ZI .ll '~ ]! j A D ~ A D Z K K ~ ,~ ~ Z ~ N m N m y= D Z ~ m r~Al ~ m y m m D m g== A m i Z m m o ~ ' ~ ~ II I II II II II I. ~~ I °u II ~I II II I I I II ^m mm >Jl A A z m A X ~ A~ ~ ~ ~ f 'pD N ~ 'pD V $ I°n o ~ N ~ ~ H I°n 0 o rA m v ~ s' 6' 6' °z ~ r~ g p o D m -i f~ ~ m VI ~ ~ D .T~1 v rn Z ° ~ ~ Z ~ N -' .S ~ ~ ~~ t f ''~ ~ 'ga~ Z J. ._ •. •F... -~ I o . ~:~ REVISED LOT` PER CLIENTS REQUEST Revision Nole PRELIMINARY PLAT FOR AUTUMN HILL DIV. 2 VCI AA rA/D QIJIAI!'_`Tr1Al `~ ~ CITY OF YEL11ll `s~ , r~ PO Box 479 Yelm WA 98597 360-458-3835 YEI~i~~ WASHI N GTQN NOTICE OF APPLICATION Mailed on: April 2. 2004 PROJECT NAME AND LOCATION: Autumn Hill Phase II, Preliminary Plat 10831 Vancil Road S.E., Yelm, WA LAND USE CASE: SUB-04-0036-YL An application submitted by Landshapes Northwest, Inc., 1151E 112'h Street, Tacoma, WA 98445, for the above referenced project was received by the City of Yelm on March 30, 2004. The City has determined the application to be complete on April 2, 2004. 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: 23-lot Single Family Subdivision on 5.94 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 APRIL 19, 2004 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 vrithin 14 days of Notice of Final Decision. K-1Pmjcct Pilcs'SU13 mull flat SuhdicisionlOd-0036 Autumn Ffil! U Prc~~`:oticc of r1p~~licalion-doc f 1 ; 1~ -,ti I ~\` ` ~ \ ~, i 3 `\.~ ~ ~ '~ .,; s:. 'i $ 5++ s ~~. ' { 1-'~` u'i / 4N- U7 m ~~~ «: O ~~~ m eo. x ~~ ~~ ,~ _ ~. 'µ.~ ~(~f Tel tsl .~y . a as ~n iS~ '. ~ n ~F7TU ~ I 1 ~ ,~ i ~~ ~~ ~ / ' v"y ` 60 55 H.5 1 _ ~'~ ~ 1 s.v~l Iii Irl~. I~ 11~ 111 ,~~ _1\ 7h ~ i1 ~ wI ~I w II.~ II !/l o''.ahi,,'f I,• ~4` _ ~ ;' \ U7~fT_4li L ST . a'-E 1 ~ ~ ~ /~' < / ~ .= i~ ~ p r ~ i ,+'s -i_t- ~ )*~'- rib 1 i y i; ( ,,_v .~~ , r ' -i r.. ~ 6 w' 1 ~ / ~;: ~' ~ w 1 ~ 1 y ~.0 1 J ~. \~ ~~ J1 i nn ;i ~ . 1 L - - -li ~ ,s 1>~ , (- -lsg ~ zSSI 70.5 ~` ~_~ n~~i ~ ~ - ~ / _ J: Z ~~ -_ _ >, ~ , , _ - -~-.y --- ,~-P - -~- , ~. T--~ ~, J~ ~~t-r~ ~ ~--('-~'Y- /-.-~-~+ ' IYANCII. ROAD SE 1 ' ~ /' \ / ''/ -r ~ ~ ~' S i ~ ~~ i , y, ,--~ ~ ~ I - bbl ~ ~~- .~ 89~9$oEo~~yo6 ly 1 I ~ ~ ~ °=a`Ee~~e~~~9° ._ , - n ~. ,S't ~ 4 ( ~ rug I 1 R -. a _- __-_.___. M •1 <, nuo: .» '' FOf Lubb^smeycr Constn,cUcn, Inc PRELIMINP.RY PLAT 2752 ,see, c„n.,,n.r rn.,r. -"" " """ 1151 112th Street East FGR Sui+c aoz _ *~-- r~,x+rt~, t•n nn; no , ,~ . ~,~ Tacoma, WA 03A45 .RUTUMM HILL DI~7. 2 . Eutcr/~ri_rrs I,I,C r„n,~+^,.,-:nr.o.un vvc. "' (253J 537-6370 Y[LM, WASFIItJGTOiJ SEPA NO: 04-0036 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Description of Proposal Location of the Proposal: Landshapes Northwest, Inc. Subdivide 5.94 acres into 23 single-family residential lots. The project includes the construction of stormwater facilities, interior streets, and street improvements to Vancil Road. The project site is located on the west side of Vancil Road, south of Yelm Ave. East. Section/Township/Range: Section 30, Township 17 North Range 2 East, W.M. Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. - Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Issue: April 23, 2004 Co t Deadline: May 7, 2004 ppeai'D ~ in May 14, 2004 Grant eck, Community Development Director ~~ Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340 (2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Avenue West, P.O. Box 479, Yelm, WA 98597, by May 7, 2004, at 5:00 P.M. The City of Yelm will not act on this proposal prior May 14, 2004, at 5:00 P.M. You may appeal this determination to the Yelm Hearing Examiner, at above address, by submitting a written appeal no later than May 14, 2004 at 5:00 P.M. You should be prepared to make specific factual objections. Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Code (Title 17 YMC), Critical Areas Code (Chapter 14.08 YMC), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) (Title 14 YMC), Road Design Standards, Platting and Subdivision Code (Title 16 YMC), and the Shoreline Master Program. DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley Ne~rrs, Friday, April 30, 2004 Posted in public areas: Friday, Friday, April 23, 2004, Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist ATTACHMENT SEPA Case Number 04-0036 Findings of Fact 1. This Mitigated Determination of Non Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the following environmental documents: • Environmental Checklist (dated March 29, 2004, prepared by John Lubbesmeyer) • Preliminary Storm Drainage Report (dated February 2004, prepared by 2M Enterprises, LLC) 2. The City of Yelm has adopted a concurrency management system as required by the Growth Management Act. Chapter 15.40 YMC (concurrency Management) is designed to ensure that the improvements required to support development are available at the time of development. A concurrency determination may be issued for a proposal as it relates to transportation issues when: the development provides on-site frontage improvements; the project makes off-site improvements as necessary to provide for the safe movement of traffic; and the project makes a contribution to projects identified the six year transportation improvement program in the form of a Transportation Facilities Charge. The City's Comprehensive Transportation Plans connectivity policy recognizes that increasing connections throughout the City not only reduces traffic congestion, but also increases the sense of unity of the community. Section 16.16.090 Yelm Municipal Code (YMC) states that the layout of streets shall provide for continuation of streets existing in adjoining subdivisions. The continuation of Umtanum Street in the Autumn Hill Phase I subdivision meets the connectivity policies of the City. 3. Chapter 14.12 YMC requires the dedication of open space for all residential development. Section 14.12.050 YMC lists four (4) attributes for qualification of open space. The applicant proposes open space to include recreation. 4. The Yelm School District has adopted a school mitigation requirement based on the demand that new residential units create for additional school services and facilities. Additional demands on the school system will be mitigated through the requirement that the developer enter into a mitigation agreement with the District. Mitigation Measures 1. The developer shall mitigate transportation impacts based on the new residential P.M. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. Credit should be given for the existing single-family dwelling. 2. Prior to final subdivision approval, the developer shall complete the following transportation improvements: a. The west half of Vancil Road shall be improved to City Standards for a Neighborhood Collector along the property frontage. b. All interior streets shall be improved to City Standards for Local Access Residential. 3. Temporary erosion control systems to be approved by the City of Yelm. 4. Applicant shall provide at least 5% of total acreage as qualified open space. 5. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. F- crrf 1~ ``? ~ ~F99 ~• 5'aATE O~- 4L'A5~-fINGTON DEPARTMENT OE ECOLOGY P.O. Box 47ii~ • Olympia, Washington 9804-iii5 • (350) 40i-6300 May 6. 2004 Mr. Grant Becl: Community Development Director City of Yelm PO Box 479 Yelm, WA 9897 Dear Mr. Beck: I Your address is in the _. _ ~, .` watershed Thank you for the opporhmity to comment on the mitigated determination of nonsignificance for the Autun-m Hill Phase II project (SEPA No. 04-0036) located at 10831 Vancil Road Southeast as proposed by Landshapes Northwest, Inc. We reviewed the environmental checklist and have the following comments: The subject property is near the Yelm Rite Aid, at Vancil Road and SR-507, which was remediated under the Voluntary Cleanup Program. Testing revealed no ground water contamination. However, contaminants may be present at the site of the proposed action. If contamination is discovered, it must be reported to the Department of Ecology, Southwest Regional Office, at (360)407-6300. Contaminated soils or water may require special handling and/or disposal to protect site workers, visitors, public health, or the environment. For assistance contact Martha Maggi at (360) 407-6248. If you have any questions or would like to respond to these comments please call Martha Maggi (Toxics Cleanup) at (360) 407-6248. Sincerely, Jeri Berube Administrative Coordinator .iB: aw (04-272) cc: Martha NIa~~~~i. TCP Landshapes Northwest. Inc. (Proponent) ~~ ~~ wo,r T~ A~ City o f Ye l m 4 Community Development Department 105 Yelm Avenue West P.O. Box 479 YELM Yelm, WA 98597 WASHINGTON NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Monday, June 7, 2004, 9:00 a.m. PLACE: Yelm Public Works, 901 Rhoton Road, Yelm WA PURPOSE: Public Hearing to receive comments regarding the proposed Autumn Hill Phase II subdivision of 5.94 acres into 23 single-family residential lots. Case #SUB-04-0036-YL APPLICANT: Landshapes Northwest, Mr. John Lubbesmeyer PROJECT LOCATION: 10831 Vancil Road SE, Yelm, WA 98597 The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposed subdivision Autumn Hill Phase II. 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, June 7, 2004. Such written comments may be submitted to the City of Yelm at the address shown above, or mailed to the City of Yelm Community Development Department, PO Box 479, Yelm WA 98597. Any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Ave W., Yelm, WA. For additional information, please contact Tami Merriman at (360) 458-3835. The City of Yelm provides reasonable accommodations to persons with disabilities. If you need special accommodations to attend or participate in this hearing, call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting. ATTEST: City of Yelm Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, May 28, 2004 Mailed to Adjacent Property Owners and Posted in Public Places: May 25, 2004. (360) 458-3835 (360) 4.58-3144 FAX ~w~.~ ~.yPt..,.t~~n.~..4 SEPA NO: 04-0036 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Landshapes Northwest, Inc. Description of Proposal: Subdivide 5.94 acres into 23 single-family residential lots. The project includes the construction of stormwater facilities, interior streets, and street improvements to Vancil Road. Location of the Proposal: The project site is located on the west side of Vancil Road, south of Yelm Ave. East. Section/Township/Range: Section 30, Township 17 North Range 2 East, W.M. Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. " Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Issue: April 23, 2004 Co t Deadline: May 7, 2004 pP ~' I May 14, 2004 Grant eck, Community Development Director s Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340 (2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Avenue West, P.O. Box 479, Yelm, WA 98597, by May 7, 2004, at 5:00 P.M. The City of Yelm will not act on this proposal prior May 14, 2004, at 5:00 P.M. You may appeal this determination to the Yelm Hearing Examiner, at above address, by submitting a written appeal no later than May 14, 2004 at 5:00 P.M. You should be prepared to make specific factual objections. Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Code (Title 17 YMC), Critical Areas Code (Chapter 14.08 YMC), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) (Title 14 YMC), Road Design Standards, Platting and Subdivision Code (Title 16 YMC), and the Shoreline Master Program. DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley News, Friday, April 30, 2004 Posted in public areas: Friday, Friday, April 23, 2004, Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist a~ ~E ~~r~ CITY OF YELM ~ PO Box 479 Yelm WA 98597 360-458-3835 YELl41 WASt-11 N OTL3N NOTICE OF APPLICATION Mailed on: April 2, 2004 PROJECT NAME AND LOCATION: Autumn Hill Phase II, Preliminary Plat 10831 Vancil Road S.E., Yelm, WA LAND USE CASE: SUB-04-0036-YL An application submitted by Landshapes Northwest, Inc., 1151E 112`h Street, Tacoma, WA 98445, for the above referenced project was received by the City of Yelm on March 30, 2004. The City has determined the application to be complete on April 2, 2004. 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: 23-lot Single Family Subdivision on 5.94 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 APRIL 19, 2004 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 fist, 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. R:~Project Files\SUB Full Plat Subdivision\04-0036 Autumn Hill II Pre~IVotice of Application.doc ~ ~aaay ~ I ~ I 'U .i 1 '; R~~ F YIi.61 ATTFfi ~ / 1 50 ~S 80 s BS iJ5 ~ ~ d _C ~----~ \'_` Ie9-+'~I oJl ~ il.~ 1I~ 11~ mI $~ i~ I 1~ \ _ I~~ ~~--.-. ~ ~ l_~~ L~J L- sJ Lam'' ~ /i~~ ~/ ~~/+` ,~ ~--- \ ~ / ,d cTUia~vu ~a sF '--- H ~ A U ST. SH E. ~ 1 ~/ a - J/ ~ ~~ ~ -_ _ __ q _ _ _ ___ ~@ ~ 1 1 II `4• ___.~__-+' __ ~ ~;[ ,~'~~- ~, il. .~ r -+-5571) ~`! ~. . I ua I. w ~ / ICU I ~ ~'1 ~--~ . ~ ,. ~A /f j 1- - -~ ~i I { , I ~~_-J Z ~-=-~ X50/ 'may /~~ J ~/ ~' fir' OY 1 ~ if ~ y i //~ /w~,.~ ~ ~ ~ ~' ~ O/ it I ~ ~:.-- - +~~trll dd. yc. i.,w\ ., 1 i ~~ ~ ~~ J' Vj . I ~111 J/l' 1 1 ~ ~ i~~/!///i ////~ ~ -'It-- _- r-- -'-, -- ~~ DE. `„ ~~ ~T\ ~ n T ~_ -- -- - ~ NANCIL ROAD SE ~i i~E I LNPLAiTEO 28 2\2 ~; `~ ~ ~~ ~\ ~~{J 1 1 ~ ~~/~y- _-____ .l8 1 `3t + y I Y 7; 1 ~ ~ 1 ~~ / -P x ~ 1 C,~ y} o} i,- _~ --I y ~I T I~-~ y~,-- ~x ~ `, 1 I 1 {, = ~ b I ~ ,~ D ~ i m ~ ~` -.1 ~ I ~- ~ I o ~ -I o ° a m ~ N T ~o ~~ c~'i! m ~ 0 c 0 ^~ ~€~~~ did Z ess~~~~~ Z u ' ~ $m 2 ~ ~s~:3~ O u N m g ~ ~ 4 E ~ P~ -I J = j$ Z ~~gnvo'z~ Z ~m m m _s 8 ~~q¢q~..sgb^ m ~ ~ K v • e t CAV (fd 0~~8~ ~o z* ~~~ ~ ~> ~~~€ - ;fin ~ a~ &f +~ o ~i i .. ~, I-r---rr- Fa~~~~~~~~c~a ~~ ~ I I'I III ~~~.o I' I~~ (!' m D m ~~~~ F ~ ~ ~ ~ ~ ~ $~ ~ ~~ ~ g ~ ~ ~ ~ ! I '°° w,m.. B..SnN .au s<d. For. TIUe: Lubbesmeyer Construction, Inc PRELIMINARY PLAT 2752 15345 sunwooa stud: °iorn l°" "°^~°^+" 1151 112th Street East Sui Ca 302 cn«x.e men. *-!^' FOR s'^+ ~,rMd., ~A seise ,~,~,~ ~.,~ Tacoma, WA 98445 [zos) 24e-ez7e AUTUMN HILL DN. 2 Fnfernrices LLC T..mea.,._~„c.o~.,. ~... ,hro. "~" (2531537$370 ..r.......... ~.....~... ~~ ~>K,a a City of Yelm ~' Community Development Department >~ ~+ P.O. Box 479 Yelm, WA 98597 (360) 458-3835 gEa.~r (360) 458-3144 FAX ~~ Memorandum To: SPRC From: Tami Merriman, Assistant Planner Date: Apri12, 2004 Re: SUB-04-0036-YL -Project Review Schedule for Autumn Hill Phase II Subdivision 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. Apri12, 2004 -Notice of Application distributed -begin 15 day comment period. Apri121, 2004 -SPRC Environmental Review. Department comments/mitigation requirements for Environmental Review. Apri123, 2004 -Environmental Determination issued by Planning Department. Begin 14 day comment period followed by 7 day appeal period. May 14, 2004 -Environmental Determination appeal time expired. May 12 and May 19, 2004 -SPRC project review. Department comments/conditions of approval for staff report. May 21, 2004 -Public Hearing Notice to Paper/Mailing/Post site. May 28, 2004 -Complete Staff report for public hearing. June 7, 2004 -Public Hearing in front of Hearing Examiner June 21, 2004 -Hearing Examiner Decision Complete R:\Project Files\SL'F3 Full Plat Subdivision\04-003G Autumn Flill [I Pre\drrRProj Rev Date Memo.doc