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05-0305 MDNSMitigated Determination of Non-Significance File Number SUB-05-0305-YL Proponent: Terra Valley LLC Description of Proposal: Subdivide 10 acres into 41 single family residential lots. Location of the Proposal: 14947 Longmire Street SE, Tax Parcel #’s 21724340000. Section/Township/Range: Section 24, Township 17 North, Range 1 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 Section 43.21C.030 (2)(c) RCW. 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 Attachment A Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Issue: November 14, 2005 Comment Deadline: November 28, 2005 Appeal Deadline: December 5, 2005 Grant Beck, Community Development Director This Mitigated Determination of Non-Significance (MDNS) is issued pursuant to Section 197-11-340 (2) WAC. 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 November 28, 2005, at 5:00 P.M. The City of Yelm will not act on this proposal prior to December 5, 2005, 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 December 5, 2005 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), Stormwater Drainage Design and Erosion Control Manual, International Building Code, Critical Areas Regulations (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 DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley News, November 18, 2005 Posted in public areas: November 15, 2005 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist Attachment A Mitigated Determination of Non-Significance SUB-05-0305-YL 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 (September 19, 2005, SCA Consulting Group) Preliminary Drainage and Erosion Control Report (September 2005, SCA Consulting Group) Addendum to Tahoma Terra Residential Development Transportation Impact Study dated February 25, 2005 (August 2005, Transportation Engineering NorthWest) 2. The environmental documents indicate that the property is composed of soils and substrates that are suitable for building and for stormwater infiltration. There is no indication that there are any potential significant impacts to the earth (geology, topography, soils). 3. There is no indication in any of the environmental documents that there will be any potential long-term significant impacts to air quality from the proposed development. 4. The City of Yelm is identified as a Critical Aquifer Recharge Area, a designated environmentally sensitive area. Potential Impacts to groundwater quality and quantity will be mitigated through measures that meet or exceed the standards in the 1992 DOE stormwater manual as adopted by the City of Yelm. In addition, the east and south portion of the property is identified by Thurston County as a potential high groundwater flooding buffer area. Thurston County, in other areas of the County that are potential high groundwater flooding areas, indicates in the Interim Site Development Standards for New Development in Salmon Creek Basin that if there is more than six feet of separation between the level of the high groundwater and the bottom of any infiltration gallery, the project should be designed to the effective drainage manual. The City has adopted the 1992 Department of Ecology Drainage Design Manual, which requires that stormwater generated from a development be treated for oils, sediments, and heavy metals before infiltration. 5. The south and east portion of the site is identified by Thurston County as including a potential Oak Stand Habitat which is a Department of Fish and Wildlife priority species. 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. 7. The environmental documents do not identify a potential significant impact related to the use of energy or natural resources. 8. The environmental checklist indicates noise generated from vehicles will be minimal. 9. 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. 10. The Growth Management Act at Section 36.70.070 (6)(b) RCW states that a finding of concurrency can be issued when required improvements are in place at the time of development or that a financial commitment is in place to complete the improvements or strategies within six years. 11. Chapter 16.16 YMC requires that the layout of streets provide for continuation of streets existing in adjoining subdivisions. The project provides a future street connection to the west. Section 16.16.050 (YMC) states that lots within a residential subdivision shall be designed so that lots adjacent to arterial and collector streets are not allowed direct access. 13. The traffic impact analysis (TIA) submitted as part of the application indicates that the project will generate an average of 410 vehicle trips per day, with a PM peak of 41 vehicles per hour. The TIA indicates that, with average growth: 14. Section 14.04.055 YMC indicates that the principal guide in measuring environmental impact is consistency with the land use designations of the comprehensive plan and the development regulations designed to implement the plan. 15. The checklist indicates that the proposal will not require addition fire or police protection services. 16. Temporary construction impacts such as noise, light, water quality, and air quality, are mitigated by requirements of the Zoning Code and Development Guidelines relating to construction activities. 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. Prior to final subdivision approval, the developer shall complete the following transportation improvements: The south half of Longmire Street shall be improved to City Standards for a Neighborhood Collector along the property frontage. All interior streets shall be improved to City Standards for a Local Access Residential. The SR 510/Longmire intersection improvement required by the Tahoma Terra Master Plan Approval shall be completed prior to final plat application for this subdivision. The interior street shall provide a future street connection to the west. 2. Civil plan submission shall include an updated preliminary stormwater plan that meets or exceeds the standards in the 1992 Stormwater Manual as adopted by the City of Yelm. The stormwater plan shall include the following elements: a. The elevation of the bottom of the infiltration gallery shall be a minimum of six feet above the elevation of the high groundwater area as identified by Thurston County, and must be 50 feet horizontally, or 2 feet vertically away from the High Ground water area, which ever distance is less. b. Individual dry wells are required for roof runoff. c. The stormwater system shall be designed to accommodate stormwater generated by required frontage improvements. 3. The applicant shall provide a tree and vegetation plan that identifies and protects any priority oak species. 4. Temporary erosion control systems to be approved by the City of Yelm. 5. The developer shall provide at least 5% of total acreage as qualified open space. This shall include the area of the man made pond, and oak habitat species area. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District.