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Project Rev & Correspondence1VIcCarthy Causseaux ~'~' T ' ~ Rourke Inc., p.s. J ~ ~. Established 1977 Stephen K. Causseaux, Jr October 14, 2005 qaz Sough 7o~h Scree Tacoma, Washington 95405 Phone z5~-z-_-zzo6 Facsimile z~3-z7a-6439 Tami Merriman Associate Planner City of Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 RE: PRELIMINARY PLAT APPROVAL FOR OAK RIDGE Dear Ms. Merriman: In response to your letter dated October 5, 2005, I have no objection to staff's amending the Examiner's decision to allow houses on lots 7, 8, 15, and 16 to face the cul-de-sac streets, but maintain the driveway entrances on Cascadian Street. Very truly yours, E H N K. CAUSSEAUX, JR. Hearing Examiner SKC/ca ~o~T"Ep~ City of Yelm d Community Development Department 105 Yelm Avenue West P.O. Box 479 YELM Yelm, WA 98597 WASHINGTON October 5, 2005 Stephen K. Causseaux, Jr McCarthy Causseaux Rourke, Inc 10th & I Building 902 South 10th Street Tacoma, WA 98405 Re: Preliminary Plat Approval for Oakridge, SUB-04-0148-YL Dear Mr. Causseaux: In the preliminary plat approval for the above referenced case, the Community Development Department recommended that certain lots have designated driveway entrances, and house placements to achieve safe vehicle travel. In the case of the Oakridge plat, staff recommended that lot no.'s 7, 8, 15, & 16 have the house and driveways oriented towards Cascadian Street. Although this recommendation provides safe vehicle access, it does not allow the applicant to meet structure setback requirements. Staff requests to amend the Hearing Examiners decision to allow the houses on these lots to face the cul-de-sac streets, and keep the driveway entrances on Cascadian. This retains vehicle safety, and allows the applicant to meet the setback requirements of the City. If you have any questions, please feel free to give me a call at (360) 458-8496. Sincerely, Tami Merriman / ` ` ` '` ~ ~~~~ ~'~~--~" Assistant Planner Department of Community Development cc: Denny Balascio, Yelm Property Development (360) 458-3835 (360) 458-3144 FAX www.ci.yelm.wa.us P1Ry-25-2005(bIED) 15: d4 ~,1Y10~~ANDUM To: Grant Beck ~ Community Development Director City of Yelm VIA Fax -- 360-458-3144 Copy to: Denny Balaseio VIA Far - 360-458-0584 From: Rob Flitton -- Director of Acquisition Premier Communities, Inc. Date: May 25th, ?005 Subject: OAK I~tIDGE SUSD1VISlON ~teceived u~av ~ 5 2005 You may recall we met last week when Denny Balascio brought us into the office. We're the prospective buyers of the Oak Ridge subdivision. There are two specific issues we would like to address with you, recognizing that time is of the essence for us, namely: DRIVEWAY ACCESS TO LOTS 7, 8.15 and 16 We acknowledge your department permitting these future homes to face either Ca_SCadian Drive or their respective cul-de-sacs, however, requiring their driveways to access from Cascadiari Drive. We have been advised of your safety concerns for vehicles backing out of their driveways if they were on the eul-de-sac. Please consider allowing us driveway accesses from the respective cul-de-sacs based on the following safety logic (we have restricted our comments to only this issue, despite there being many other supportive arguments): We can make the garages on the "away side" olthe lots i'rom Cascadian, giving maximum sight distance, and a somewhat angled reversing procedure for each vehicle; 2 Numerically, the vehicular trips along Cascadian must necessarily be greater (in our estimate at least 50% greater) than those number of cul-de- sac trips, meaning that a cul-de-sac driveway access would have significantly less trips to deal with; ~3/ Ycs, Cascadian is long and straight for horizontal sight distance, but the ''~~ average vehicle speed is greater than that in the cul-de-sacs leaving vehicles using a cul-de-sac access in a much more relaxed and safer situation for backing out of their driveways. P. 001 /005 MRy-25-2005(UIED) 16,da !f at all possible, can you please consider and respond to this azgument within a couple of days? The urgency is merely contractually based, but would nonetheless be appreciated. RELAXATION OF 12EAR >C.,OT SFT$ACKS ON LOTS 2,13 and 39 On these three lots, the depths are very shallow, and don't permit even our smallest homes to meet the setback requirements. 1 have enclosed letter-sized drawings of each for you to see this first-hand. Could we please receive none-time variance (i.e., not any sort of blanket variance) approval for the three rear yard setbacks as follows: Lot 2 ~ reduce from 25 feet to 21 feet Lot 13 ~ reduce from 25 feet to 16 feet Lot 39-- reduce from 25 feet to 23 feet Again, we aze hoping that such a response could be received ~s early as possible and are grateful for the consideration. We aze readily available to attend a meeting if needed ~ please call us at 206.396-1769 at your earliest convenience. Many th~tnlcs. P. 002/005 :rgf MA's-25-2005(bIED) 16: old ~ D D ~~ D- Q~°~ / a /~\ /~~~~ ~ ya m / a // ~~0~ GP~PG~ 1 \1~ ~/ ~y ~i ~~ ~ D D D D/ D• D P. 003/005 G~ -- ~~ i ~.d D D1Ay-25-2005(bIED) 16:44 o>a 5~ ~a 1~~~ o\~\ra ~ J / ~o ~~ ~~ o~ ~~ 0~ G~ c ~~~ ~ P r =~ /- 4 4 P. 004/005 4 /// \\\\ o~ h1R'~-25-2005(b1ED) 15: d4 ~ O / / o' . 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ZIP+4 OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: PRELIMINARY PLAT OF OAK RIDGE SUB-04-0148-YL APPLICANT: YELM PROPERTY DEVELOPMENT LLC, DENNIS BALASCIO SUMMARY OF REQUEST: The applicant is proposing to subdivide approximately 11.91 acres into 44 single family residential lots. The property is zoned R-6 Medium Density Residential, which allows up to six dwelling units per acre. The site encompasses three parcels, and currently has two existing homes that will be demolished. 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 February 7, 2005, at 9:00 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 EXHIBIT " 2" - Revised Preliminary Plat TAMI MERRIMAN appeared, presented the Community Development Department Staff Report, and testified that the parcel is located in the R-6 zone classification and proposes a density of 3.7 dwelling units per acre. Proper notice was given and the environmental official issued a Mitigated Determination of Nonsignificance and required traffic mitigation. -1- Staff has included a condition of approval addressing access to corner lots and those abutting a cul-de-sac. Staff wants the driveways to access certain streets. 25% of the site will remain in open space which includes an undisturbed floodplain. In accordance with the City's traffic comprehensive plan, the applicant will continue a plat road south from the Prairie Creek subdivision and will extend that road to its own south property line. Since the applicant installed sewers in Middle Road in another project, it has waived its latecomers agreement rights. However, the City still needs to impose the 10% administrative fee to release the lien. The applicant has selected Oak Ridge as the subdivision name. The revised preliminary plat map shows the storm drainage pond removed from the floodplain area. The storm drainage system will create no groundwater impacts. DENNIS BALASCIO appeared and testified that he is the applicant and has no problems with either proposed conditions of approval or the staff report. The revised preliminary plat map introduced as Exhibit "2" shows the storm drainage facilities outside of the floodplain. No one spoke further in this matter and so the Examiner took the request under advisement and the hearing was concluded at 9:30 a.m. NOTE: A complete record of this hearing is available in the City of Yelm Community Development Department FINDINGS, CONCLUSIONS AND DECISION: FINDINGS: The Hearing Examiner has admitted documentary evidence into the record, heard testimony, and taken this matter under advisement. 2. Notice of the date and time of public hearing was published in the Nisqually Valley News in the legal notice section on January 28, 2005. Notice of the date and time of public hearing before the Hearing Examiner was posted on the project site, mailed to the owners of property within 300 feet of the project site, and mailed to the recipients of the Notice of Application and SEPA Determination on January 24, 2005. 3. The City of Yelm SEPA Responsible Official issued a Mitigated Determination of Nonsignificance based on WAC 197-11-158 on November 2, 2004. No appeals were filed. 4. The applicant has a possessory ownership interest in three parcels of property totaling 11.91 acres abutting the west side of Middle Road SE, south of the Prairie Creek Subdivision within the City of Yelm. Improvements on the site include two single family residential dwellings. The applicant proposes to remove said dwellings -2- and subdivide the site into 44 single family residential lots which calculates to a density of 3.7 dwelling units per acre. 5. The preliminary plat map shows that Yelm Creek flows in a southeast to northwest direction along the western property line, and that the 200 foot wide setback area will remain as undisturbed open space. The 100 year floodplain of Yelm Creek extends approximately 175 feet east of the undisturbed open space buffer and will also remain in open space, but will include a stormwater retention basin. Thus, the lot lines for the nearest lots will measure approximately 375 feet from the ordinary high water mark of the creek. The plat map shows primary access onto Middle Road SE and a secondary access into the plat of Prairie Ridge to the north. The applicant will also extend the road connecting with Prairie Ridge to the south property line where it will connect to an internal plat road if such property is subdivided in the future. Two cul-de-sac roads extend north from the main east/west plat road and one cul-de-sac road extends to the south therefrom. All lots will access onto internal plat roads. 6. The City environmental official issued a Mitigated Determination of Nonsignificance (MDNS) on November 2, 2004, and received no appeals. Mitigating measures in the MDNS require payment of the City Transportation Facility Charge of $757.57 per dwelling unit; improvement of the south half of Middle Road to neighborhood collector standards across the plat frontage; construction of internal streets to City standards for local access residential; and the provision for the continuation of streets by extending an internal plat road to the south property line. Mitigating measures also require the protection of the flood hazard area of Yelm Creek by maintaining the flood zone in open space. Finally, the MDNS requires the applicant to enter into a mitigation agreement with the Yelm School District. 7. Abutting and nearby uses include a single family residential subdivision with equivalent lot sizes to the north and to the east across Middle Road. Single family residential properties also exist west of Yelm Creek. The site and surrounding properties are located within the Medium Density Residential designation of the City Comprehensive Plan and the R-6 Medium Density Residential zone classification of the Yelm Municipal Code (YMC). 8. Chapter 17.15 YMC addresses the criteria for the R-6 zone classification and Section 17.15.020 authorizes single family residential dwellings at densities not more than six dwelling units per gross acre and not less than three dwelling units per gross acre in the R-6 classification. Section 17.15.050 YMC does not set forth a minimum lot area or lot width requirement. The preliminary plat proposes a gross density of 3.7 dwelling units per acre and a minimum lot size of approximately 5,000 square feet. The project therefore complies with the bulk regulations of the R-6 classification. -3- 9. Section 14.12.040(B) YMC requires single family residential subdivisions to dedicate an area equal to or greater than 5% of the gross area of the proposed development. The 200 foot wide, open space buffer adjacent to Yelm Creek and preservation of the floodplain in open space far exceeds the YMC requirements. 10. As previously found, the applicant will mitigate the impacts to the Yelm School District by entering into an agreement which will require the payment of mitigation fees to the district. As previously found, the MDNS requires road improvements to Middle Road and construction of internal plat roads to City standards. The applicant will also connect to the Prairie Creek subdivision to the north and provide a connector thereto and will also provide a connector to the undeveloped parcel to the south. The applicant must also comply with the City Transportation Facility Charge, and will provide a minimum of two parking spaces per dwelling. The residential streets themselves will allow additional parking on both sides. 11. An existing water main is located within Middle Road in front of the parcel and the applicant will extend water lines therefrom into the plat. The applicant will extend sanitary sewers into the site from a sewer main also located within Middle Road. The applicant constructed the sewer and water mains in Middle Road, but must pay City connection charges for both water and sewer. 12. The City has adopted the 1992 Department of Ecology stormwater Manual which requires all developments to treat and control their stormwater. The applicant has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of stormwater. Staff has reviewed the plan and finds it acceptable. The stormwater facilities should provide adequate infiltration facilities which will have at least three feet of vertical separation from groundwater. The homeowners will maintain the stormwater facilities in proper working conditions. Compliance with adopted City stormwater management standards will ensure that the plat makes appropriate provision for storm drainage. 13. The applicant will install streetlighting within the subdivision in accordance with City requirements and has reserved the name of Oak Ridge for the plat. Chapter 17.80 YMC requires the perimeter of a single family residential subdivision abutting other uses to be landscaped with a Type 2 landscaping buffer. However, the City allows fencing to meet the landscaping requirement along the perimeter, and the applicant desires to fence the site. 14. Prior to obtaining approval of a preliminary plat the applicant must establish that the request satisfies the criteria set forth in Section 16.12.170 YMC. Findings on each criteria are hereby made as follows: -4- A. 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. B. As previously found, the subdivision meets the requirements of the applicable R-6 zone classification and other applicable development regulations. C. City public facilities are adequate and available to serve the proposed subdivision. D. As previously found, the site is within an approved sewer service area which has lines capable of serving all lots. E. The preliminary plat will serve the public use and interest by providing an attractive location for a single family residential subdivision while protecting Yelm Creek. CONCLUSIONS: 1. The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. 2. The applicant has established that the request for preliminary plat approval meets all criteria set forth in Section 16.12.170 YMC and therefore should be approved subject to the following conditions: 1. Those corner lots specified below shall place driveways and fronts of houses as follows: Lot 1 -Driveway faces the cul-de-sac street, house fronts the cul-de-sac street. Lot 7 -Driveway faces Cascadian, house fronts Cascadian. Lot 8 -Driveway faces Cascadian, house fronts Cascadian Lot 15 -Driveway faces Cascadian, house fronts Cascadian Lot 16 -Driveway faces Cascadian, house fronts Cascadian Lot 27 -Driveway faces Cascadian, house fronts Cascadian Lot 34 -Driveway faces Cascadian, house fronts Cascadian Lot 35 -Driveway faces the cul-de-sac street, house fronts the cul-de-sac street. -5- 2. Frontage improvements to Middle 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'; and shall be modified at the entrances into the cul-de-sacs with "bulb-outs" to provide traffic calming along Cascadian Avenue. 4. The applicant shall provide for sidewalk connections to the entrance into the subdivision to the west, and to the future subdivision entrance to the east. 5. The applicant shall mitigate transportation impacts based on the new peak P.M. trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak P.M. trips per single family dwelling, payable at time of building permit issuance. 6. The applicant shall protect the Flood Hazard Zone area, by assuring that encroachments shall not result in any increase of flood levels. The flood hazard zone area, and the Shoreline jurisdiction area shall be dedicated as open space. Protective fencing shall be installed at the flood zone area during all construction. 7. The applicant shall provide pedestrian access to the dedicated open space. 8. The applicant shall provide an easement to the City of Yelm for access to Yelm Creek 9. The applicant shall pay the City the 10 percent administration fee to release the latecomer lien on the properties. 10. Each dwelling unit with the subdivision shall connect to the City water system. The connection fee and meter fee will be established at the time of building permit issuance. 11. All conditions for cross connection control as required in Section 246-290- 490 WAC. 12. All planting strips and required landscaping not located within 75' of a hose spigot shall be served by an irrigation system with a separate water meter and an approved backflow prevention device. The applicant shall submit a final landscape and irrigation plan at the time of civil plan submission. 13. Each dwelling within the subdivision shall connect to the City S.T.E.P. sewer system. The connection fee and inspection fee will be established at the time of building permit issuance. -6- 14. The applicant shall design and construct all stormwater facilities in accordance with the 1992 DOE stormwater Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. 15. The applicant shall prepare a stormwater plan to meet high ground water issues. The plan shall be submitted with civil engineering plans and shall include an operation and maintenance plan. 16. All roof drain runoff shall be infiltrated on each lot utilizing individual dnrwells. 17. 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. 18. 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. 19. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 20. 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. 21. Prior to the submission final plat application, the applicant will provide the Community Development Department an addressing map for approval. 22. The applicant shall comply with the mitigation requirements of the MDNS issued on November 2, 2004. 23. The applicant shall submit a final landscaping and irrigation plan with the civil engineering plans to include the perimeter of the project site, planter strips, and stormwater facilities. 24. 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. -~- DECISION: The request for preliminary plat approval of Oak Ridge is hereby granted subject to the conditions contained in the conclusions above. ORDERED this 10th day of February, 2005. STEPHEN K. CAUSSEAUX, JR. Hearing Examiner TRANSMITTED this 10th day of February, 2005, to the following: APPLICANT: YELM PROPERTY DEVELOPMENT LLC DENNIS BALASCIO 21709 96th Avenue W. Edmonds, WA 98020 ~THERS~ Sheila Ogburn 16130 Prairie Creek Loop SE Yelm, WA 98597 Bobbie and Karen Hurd 16118 Prairie Creek Loop SE Yelm, WA 98597 City of Yelm Tami Merriman 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 -s- CASE NO.: PRELIMINARY PLAT OF OAK RIDGE SUB-04-0148-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 February 22, 2005 (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 -9- above. The hearing examiner shall review said request in light of the record and take such further action as he deems proper. The hearing examiner may request further information which shall be provided within 10 days of the request. 2. APPEAL OF EXAMINER'S DECISION: The final decision by the Examiner may be appealed to the city council, by any aggrieved person or agency of record, oral or written that disagrees with the decision of the hearing examiner, except threshold determinations (YMC 15.49.160) in accordance with Section 2.26.150 of the Yelm Municipal Code (YMC). NOTE: In an effort to avoid confusion at the time of filing a request for reconsideration, please attach this page to the request for reconsideration. -10- OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: APPLICANT: PRELIMINARY PLAT OF OAK RIDGE SU B-04-0148-YL F~ ~~ ~ ,~ (lr , .,~ YELM PROPERTY DEVELOPMENT LLC, DENNIS BALASCIO SUMMARY OF REQUEST: The applicant is proposing to subdivide approximately 11.91 acres into 44 single family residential lots. The property is zoned R-6 Medium Density Residential, which allows up to six dwelling units per acre. The site encompasses three parcels, and currently has two existing homes that will be demolished. 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 February 7,.2005, at 9:00 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 EXHIBIT " 2" - Revised Preliminary Plat TAMI MERRIMAN appeared, presented the Community Development Department Staff Report, and testified that the parcel is located in the R-6 zone classification and proposes a density of 3.7 dwelling units per acre. Proper notice was given and the environmental official issued a Mitigated Determination of Nonsignificance and required traffic mitigation. -1- Staff has included a condition of approval addressing access to corner lots and those abutting a cul-de-sac. Staff wants the driveways to access certain streets. 25% of the site will remain in open space which includes an undisturbed floodplain. In accordance with the City's traffic comprehensive plan, the applicant will continue a plat road south from the Prairie Creek subdivision and will extend that road to its own south property line. Since the applicant installed sewers in Middle Road in another project, it has waived its latecomers agreement rights. However, the City still needs to impose the 10% administrative fee to release the lien. The applicant has selected Oak Ridge as the subdivision name. The revised preliminary plat map shows the storm drainage pond removed from the floodplain area. The storm drainage system will create no groundwater impacts. DENNIS BALASCIO appeared and testified that he is the applicant and has no problems with either proposed conditions of approval or the staff report. The revised preliminary plat map introduced as Exhibit "2" shows the storm drainage facilities outside of the floodplain. No one spoke further in this matter and so the Examiner took the request under advisement and the hearing was concluded at 9:30 a.m. 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. Notice of the date and time of public hearing was published in the Nisqually Valley News in the legal notice section on January 28, 2005. Notice of the date and time of public hearing before the Hearing Examiner was posted on the project site, mailed to the owners of property within 300 feet of the project site, and mailed to the recipients of the Notice of Application and SEPA Determination on January 24, 2005. 3. The City of Yelm SEPA Responsible Official issued a Mitigated Determination of Nonsignificance based on WAC 197-11-158 on November 2, 2004. No appeals were filed. 4. The applicant has a possessory ownership interest in three parcels of property totaling 11.91 acres abutting the west side of Middle Road SE, south of the Prairie Creek Subdivision within the City of Yelm. Improvements on the site include two single family residential dwellings. The applicant proposes to remove said dwellings -2- and subdivide the site into 44 single family residential lots which calculates to a density of 3.7 dwelling units per acre. 5. The preliminary plat map shows that Yelm Creek flows in a southeast to northwest direction along the western property line, and that the 200 foot wide setback area will remain as undisturbed open space. The 100 year floodplain of Yelm Creek extends approximately 175 feet east of the undisturbed open space buffer and will also remain in open space, but will include a stormwater retention basin. Thus, the lot lines for the nearest lots will measure approximately 375 feet from the ordinary high water mark of the creek. The plat map shows primary access onto Middle Road SE and a secondary access into the plat of Prairie Ridge to the north. The applicant will also extend the road connecting with Prairie Ridge to the south property line where it will connect to an internal plat road if such property is subdivided in the future. Two cul-de-sac roads extend north from the main east/west plat road and one cul-de-sac road extends to the south therefrom. All lots will access onto internal plat roads. 6. The City environmental official issued a Mitigated Determination of Nonsignificance (MDNS) on November 2, 2004, and received no appeals. Mitigating measures in the MDNS require payment of the City Transportation Facility Charge of $757.57 per dwelling unit; improvement of the south half of Middle Road to neighborhood collector standards across the plat frontage; construction of internal streets to City standards for local access residential; and the provision for the continuation of streets by extending an internal plat road to the south property line. Mitigating measures also require the protection of the flood hazard area of Yelm Creek by maintaining the flood zone in open space. Finally, the MDNS requires the applicant to enter into a mitigation agreement with the Yelm School District. 7. Abutting and nearby uses include a single family residential subdivision with equivalent lot sizes to the north and to the east across Middle Road. Single family residential properties also exist west of Yelm Creek. The site and surrounding properties are located within the Medium Density Residential designation of the City Comprehensive Plan and the R-6 Medium Density Residential zone classification of the Yelm Municipal Code (YMC). 8. Chapter 17.15 YMC addresses the criteria for the R-6 zone classification and Section 17.15.020 authorizes single family residential dwellings at densities not more than six dwelling units per gross acre and not less than three dwelling units per gross acre in the R-6 classification. Section 17.15.050 YMC does not set forth a minimum lot area or lot width requirement. The preliminary plat proposes a gross density of 3.7 dwelling units per acre and a minimum lot size of approximately 5,000 square feet. The project therefore complies with the bulk regulations of the R-6 classification. -3- 9. Section 14.12.040(6) YMC requires single family residential subdivisions to dedicate an area equal to or greater than 5% of the gross area of the proposed development. The 200 foot wide, open space buffer adjacent to Yelm Creek and preservation of the floodplain in open space far exceeds the YMC requirements. 10. As previously found, the applicant will mitigate the impacts to the Yelm School District by entering into an agreement which will require the payment of mitigation fees to the district. As previously found, the MDNS requires road improvements to Middle Road and construction of internal plat roads to City standards. The applicant will also connect to the Prairie Creek subdivision to the north and provide a connector thereto and will also provide a connector to the undeveloped parcel to the south. The applicant must also comply with the City Transportation Facility Charge, and will provide a minimum of two parking spaces per dwelling. The residential streets themselves will allow additional parking on both sides. 11. An existing water main is located within Middle Road in front of the parcel and the applicant will extend water lines therefrom into the plat. The applicant will extend sanitary sewers into the site from a sewer main also located within Middle Road. The applicant constructed the sewer and water mains in Middle Road, but must pay City connection charges for both water and sewer. 12. The City has adopted the 1992 Department of Ecology stormwater Manual which requires all developments to treat and control their stormwater. The applicant has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of stormwater. Staff has reviewed the plan and finds it acceptable. The stormwater facilities should provide adequate infiltration facilities which will have at least three feet of vertical separation from groundwater. The homeowners will maintain the stormwater facilities in proper working conditions. Compliance with adopted City stormwater management standards will ensure that the plat makes appropriate provision for storm drainage. 13. The applicant will install streetlighting within the subdivision in accordance with City requirements and has reserved the name of Oak Ridge for the plat. Chapter 17.80 YMC requires the perimeter of a single family residential subdivision abutting other uses to be landscaped with a Type 2 landscaping buffer. However, the City allows fencing to meet the landscaping requirement along the perimeter, and the applicant desires to fence the site. 14. Prior to obtaining approval of a preliminary plat the applicant must establish that the request satisfies the criteria set forth in Section 16.12.170 YMC. Findings on each criteria are hereby made as follows: -4- A. 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. B. As previously found, the subdivision meets the requirements of the applicable R-6 zone classification and other applicable development regulations. C. City public facilities are adequate and available to serve the proposed subdivision. D. As previously found, the site is within an approved sewer service area which has lines capable of serving all lots. E. The preliminary plat will serve the public use and interest by providing an attractive location for a single family residential subdivision while protecting Yelm Creek. CONCLUSIONS: 1. The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. 2. The applicant has established that the request for preliminary plat approval meets all criteria set forth in Section 16.12.170 YMC and therefore should be approved subject to the following conditions: 1. Those corner lots specified below shall place driveways and fronts of houses as follows: Lot 1 -Driveway faces the cul-de-sac street, house fronts the cul-de-sac street. Lot 7 -Driveway faces Cascadian, house fronts Cascadian. Lot 8 -Driveway faces Cascadian, house fronts Cascadian Lot 15 -Driveway faces Cascadian, house fronts Cascadian Lot 16 -Driveway faces Cascadian, house fronts Cascadian Lot 27 -Driveway faces Cascadian, house fronts Cascadian Lot 34 -Driveway faces Cascadian, house fronts Cascadian Lot 35 -Driveway faces the cul-de-sac street, house fronts the cul-de-sac street. -5- 2. Frontage improvements to Middle 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'; and shall be modified at the entrances into the cul-de-sacs with "bulb-outs" to provide traffic calming along Cascadian Avenue. 4. The applicant shall provide for sidewalk connections to the entrance into the subdivision to the west, and to the future subdivision entrance to the east. 5. The applicant shall mitigate transportation impacts based on the new peak P.M. trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak P.M. trips per single family dwelling, payable at time of building permit issuance. 6. The applicant shall protect the Flood Hazard Zone area, by assuring that encroachments shall not result in any increase of flood levels. The flood hazard zone area, and the Shoreline jurisdiction area shall be dedicated as open space. Protective fencing shall be installed at the flood zone area during all construction. 7. The applicant shall provide pedestrian access to the dedicated open space. 8. The applicant shall provide an easement to the City of Yelm for access to Yelm Creek 9. The applicant shall pay the City the 10 percent administration fee to release the latecomer lien on the properties. 10. Each dwelling unit with the subdivision shall connect to the City water system. The connection fee and meter fee will be established at the time of building permit issuance. 11. All conditions for cross connection control as required in Section 246-290- 490 WAC. 12. All planting strips and required landscaping not located within 75' of a hose spigot shall be served by an irrigation system with a separate water meter and an approved backflow prevention device. The applicant shall submit a final landscape and irrigation plan at the time of civil plan submission. 13. Each dwelling within the subdivision shall connect to the City S.T.E.P. sewer system. The connection fee and inspection fee will be established at the time of building permit issuance. -6- 14. The applicant shall design and construct all stormwater facilities in accordance with the 1992 DOE stormwater Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. 15. The applicant shall prepare a stormwater plan to meet high ground water issues. The plan shall be submitted with civil engineering plans and shall include an operation and maintenance plan. 16. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells. 17. 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. 18. 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. 19. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 20. 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. 21. Prior to the submission final plat application, the applicant will provide the Community Development Department an addressing map for approval. 22. The applicant shall comply with the mitigation requirements of the MDNS issued on November 2, 2004. 23. The applicant shall submit a final landscaping and irrigation plan with the civil engineering plans to include the perimeter of the project site, planter strips, and stormwater facilities. 24. 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. -~- DECISION: The request for preliminary plat approval of Oak Ridge is hereby granted subject to the conditions contained in the conclusions above. ORDERED this 10th day of February, 2005. STEPHEN K. CAUSSEAUX, JR. Hearing Examiner TRANSMITTED this 10th day of February, 2005, to the following: APPLICANT: YELM PROPERTY DEVELOPMENT LLC DENNIS BALASCIO 21709 96th Avenue W. Edmonds, WA 98020 OTHERS: Sheila Ogburn 16130 Prairie Creek Loop SE Yelm, WA 98597 Bobbie and Karen Hurd 16118 Prairie Creek Loop SE Yelm, WA 98597 City of Yelm Tami Merriman 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 -s- CASE NO.: PRELIMINARY PLAT OF OAK RIDGE SUB-04-0148-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 February 22, 2005 (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 -9- above. The hearing examiner shall review said request in light of the record and take such further action as he deems proper. The hearing examiner may request further information which shall be provided within 10 days of the request. 2. APPEAL OF EXAMINER'S DECISION: The final decision by the Examiner may be appealed to the city council, by any aggrieved person or agency of record, oral or written that disagrees with the decision of the hearing examiner, except threshold determinations (YMC 15.49.160) in accordance with Section 2.26.150 of the Yelm Municipal Code (YMC). NOTE: In an effort to avoid confusion at the time of filing a request for reconsideration, please attach this page to the request for reconsideration. -lo- _~ ~ //- J,~ ~~~ _ _ _ _.. ~ ._.. _ . _ _ _ _. _ III/// ._ __ __ ~~LIS__~_ `~_ ~` __ __ ___ _ _ _ r~ ~ `~~~~ c ,~ ~~ ~ ~-~~~~~ ~~~ ~ ~ ~~ SG4~ ~i - plo ,n 1. 1 t ~~ ~ F- ~ i - r - .. iii .. 1 CJ ,_ , ' _ . } _ . 3 ~? -,, ~ _.. .- _ _ . 3 I o._ ~ L) k x ~ F } E W _ 3, -_ W=: ~ ~ 1~ ~ 3 W~ ~,I ~' ~ k ~ t-' 4 ;- ` o r ~ ~ ~ ~ ~ ' ~ : ~ ~ l I. ~< , , - __ `~ _ __ - { i . ~: ~z~ 1 - ~~ ~ ~ ~ ~ -- L €.7tnE ~. 2 '' .t .._ ._,..W _ ~ ..-o--.~ _. ....-:-n- -_._. ~ - . - .. _ . _. t[ u ~ ._. .,~ ` `* T . .. ~ ... __ _~ ,_ _ f ~ i f .k t., v _ '. ~ f~ _~ .. _._ _ ~~` ~ ~ 4€ f ~ ~ ~ .7; .,..., 4.c: RG~C, C ~~" ICY ~ 1 ` ,. i _.. _ ~ ~ ~ - 1~ _ - _ •M+~'.....r.'2 '~1 ~+ +Z ~ + ~w..-. . , _ + - ~ -._.~/ ~'~y ' ~ /.wry i*!r~ ` ~ ~ ~ Ii M f ~~ i ~ ~ ~; r ~I. li ~ ~ r f _ ~ i __ _. I ~ y , ~- j 1 ~.;.' / ~ .~y ~ ' ~ 1 ~.~- z tt! w, ,- ,~~ a ~ 4 ~ F } I ~ ' ~. E t ~ia't ;` i d. . .. R L 1 ' x ~ t; t. ~ ~ ` ~ _ '.'~ Q 41 q : ~~a._ .'.~~ ^'~ ".- ~ ~. d a t ( f ~ is ' ~. -. V~ t J ~ ~~._ ~" _ ~ , ~ , , , .. I ' ' Y i :. i ~ ~j ~ ~ . W @ ~ t ~ z ~ ~ v ~ of ~ ~ a I \ _ a, ~ ~ ' _~.. ~ Tr .. _.__ _ - - ~ ~ (_ 3 + ' .. N tl w ~ ~~. __ - - - a' ~ yra: _ 1 +. , - .,~ RCtAD A "" ~ "', c~ ~. ~...,~d. ._~ ~..~.._.., ~ v ; s . ~ ~ •.y PPP tC '~ ~ - 5 i K n L Y a +~~ ~ ,; __ _._,. L __.__J ~.,, .~ ',, ~ „ r _ n (~ h .. ~ f 1 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: FEBRUARY 7, 2005 TIME: 9:00 AM LOCATION: YELM CITY HALL COUNCIL CHAMBERS Hearing: 1. NAME & ADDRESS ,1 ,~ Willow Glenn III Subdivision -Case #SUB-04-0148-YL MAILING LIST? /SPEAKER? (Indicate which public hearing by the assigned numbers above) C.~ v~ (~ /~ CF THE A ~ o~V ~9~ • TAMI MERRIMAN a ~ Cl O CITY OF YELM COMMUNITY 4 t*1 ~ DEVELOPMENT PO BOX 479 ~` ~ '`j*+'r+ YELM WA 97597 J 1. t:3~ k . s~~> 105 Yelm Avenue ,~4,~~ :;:=: P.O. Box 479 WA6NINOTON YELM Yelm, Washington 98597 (360) 458-3244 \l~ NOTICE OF PUBLIC HEARING ~~ YELM H ~ RING EXAMINER ~ ~~ ~CC~ \(~ DATE: Monday, February 7, 9:00 a.m. / PLACE: Council Chambers, City Hall, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments regarding the proposed Will w GI nn III subdivision of 11.91 acres into 44 single-family residential lots. Case #SUB-04-0148-YL APPLICANT: Yelm Property Development, Mr. Dennis Balascio PROJECT LOCATION: South side of Middle Road, Yelm, WA 98597 The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposed subdivision Willow Glenn III. 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, February 7, 2005. 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, January 28, 2005 Mailed to Adjacent Property Owners and Posted in Public Places: Friday, January 28, 2005. (360) 958-3835 (360) 958-3144 FAX u,ww.ci.yetm.wa.ua The City of Yelm is an Equal Opportunity Provider t ~ ~pF TAF A~~ I.aw ~- Ci o ~'el m a M ~~ ~~ ~ ~ 105 Yelm Avenue West E x ~5~~s YELM P.O. Box 479 WASHINGTON Yelm, Washington 98597 (360) 458-3244 Case Number: SUB-04-0148-YL Applicant: Yelm Property Development LLC, Dennis Balascio Agent: Skillings Connolly Request: Subdivide 11.91 acres into 44 single family residential lots. Recommendation: Approval with conditions Exhibit I: Site plan dated August 2004 Exhibit II: Notice of Application & Comment Letters Exhibit III: Mitigated Determination of Non-Significance & Comment Letters Exhibit IV: Public Hearing Notice 1 u~5 ~ ~`~Y Proposal ,; ~V` `Z The applicant is proposing to subdivide approximately 191 acres into 44 single-family residential lots. The property is zoned R-6 Medium Density Residential, which allows up to 6 dwelling units per acre. The site encompasses 3 parcels, and currently has 2 existing homes that will be demolished. Property Characteristics The property is located on Middle Road. The property is identified by Assessor's Tax Parcel Numbers 64303600800, 64303600801, 64303600701. The subject property is bound on the northwest and across the street to the northeast by a residential subdivision, to the south by Yelm Creek and residential use properties, and to the southeast a residential home on acreage. Notice of Application 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 September 22, 2004. Notice of the date and time of the public hearing before the Hearing Examiner was posted on the project site, mailed to the owners of property within 300 feet of the project site, and mailed to the recipients of the Notice of Application and SEPA Determination on January 24, 2005. Notice of the date and time of the public hearing was published in the Nisqually Valley News in the legal notice section on January 28, 2005 The City of Yelm is an Equal Opportunity Provider Written comments were received by Karen L Hurd, a property owner in the adjoining residential subdivision to the west. The City contacted Ms. Hurd by telephone to discuss the list of questions, and answered them to the best of our knowledge. Concurrency Chapter 15.40 YMC requires the reviewing authority to determine that required urban infrastructure is available at the time of development. Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1) YMC when the project is within an area approved for sewer pursuant to the adopted sewer comprehensive plan for the city and improvements necessary to provide city standard facilities and services are present to meet the needs of the proposed development. Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2) YMC when the project is within an area approved for municipal water service pursuant to the adopted water comprehensive plan for the city and improvements necessary to provide city standard facilities and services are present. Concurrency with transportation infrastructure is achieved pursuant to Section 15.40.020 (5)(c) YMC when the project: • Makes on-site and frontage improvements consistent with city standards and roads necessary to serve the proposed project consistent with safety and public interest; • Makes such off-site facility improvements, not listed on the capital facilities plan, as are necessary to meet city standards for the safe movement of traffic and pedestrians attributable to the project; • Makes a contribution to the facilities relating to capacity improvements identified in the adopted six-year traffic improvement program, in the form of a transportation facility charge. Concurrency with school infrastructure is achieved when the developer provides a letter from the local school district that the school facilities impacted by the proposed development are present, or are on an approved and funded plan, to assure that facilities will be available to meet the needs and impacts of the proposed development. State Environmental Policy Act The City of Yelm SEPA Responsible Official issued a Mitigated Determination of Non- significance based on WAC 197-11-158 on November 2, 2004. This determination is final and fulfils the City's responsibility for disclosure of potential, significant environmental impacts. The Hearing Examiner may take action to deny or condition the proposal based on impacts identified in the environmental checklist or other environmental documents. The Mitigated Determination of Non-significance was issued with the following conditions: 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 dwellings. • Prior to final subdivision approval, the developer shall complete the following transportation improvements: o The south half of Middle Road shall be improved to City Standards for a Neighborhood Collector, along the frontage of these properties. o The developer shall construct internal streets to City Standards for Local Access Residential. o The developer shall provide for the continuation of streets, by connecting internal streets to the residential subdivision to the west, and a future connection to the property to the east. • The developer shall protect the Flood Hazard Zone area, by assuring that encroachments shall not result in any increase of flood levels. The flood hazard zone area, and the Shoreline jurisdiction area shall be dedicated as open space. Protective fencing shall be installed at the flood zone area during all construction. • The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. Lots Size and Setbacks The Yelm Zoning Code does not establish minimum or maximum lot sizes, 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 for a flanking yard is 15 feet from the property line. For traffic safety and clear sight distance, driveway locations on corner lots should be specified through the subdivision process and should become a condition of final subdivision approval. January 28, 2005 Page 3 of 11 The lots within the proposed preliminary subdivision appear to contain sufficient area to meet setback and lot coverage requirements, if conditioned as recommended. Adjacent Land Uses and Zoning The property is bordered to the northwest and across the street to the northeast by a residential subdivision, to the south by Yelm Creek and residential use properties, and to the southeast a residential home on acreage. 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)]. +~hapter 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 of a new subdivision be dedicated as usable open space. Appropriate uses of dedicated open space include: • Environmental interpretation or education • Parks, recreation lands, or athletic fields • Footpaths or bicycle trails No more than five percent of any dedicated open spaces may be impermeable surfaces and open space must be sited so as to be suitable for its intended purpose and at least 75% of the open space must be assessable to either the general public or all residents of the associated development. Open space shall be dedicated to the City at the time of final subdivision approval. The property is bordered to the south by Yelm Creek and its associated wetlands and flood plain. The applicant is proposing to dedicate the shoreline jurisdiction area and flood zone area as required open space. Preserving the shoreline and flood zone will protect this area, as well as meet the open space requirement. January 28, 2005 Page 4 of 11 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. This request for a mitigation agreement between the applicant and the school district became a condition of the Mitigated Determination of Non-significance issued pursuant to the State Environmental Policy Act. Transportation and Site Access The City of Yelm Development Guidelines and the concurrency requirements of Chapter 15.24 YMC require all new subdivisions to improve street frontages to current City standards. Middle Road is identified as a Neighborhood Collector Street, which requires a 16 foot travel lane, vertical curb, a 7-foot planter strip with street trees 35 feet on center and "No Parking" signs, a 5 foot sidewalk, and street lighting. Streets within the subdivision will be constructed to the local access standard and dedicated to the City upon final subdivision approval. A local access street includes two 11 foot travel lanes, two 7 foot parking lanes, a concrete rolled edge curb and gutter, a 6 foot planter strip with street trees 35 feet on center, a 5 foot sidewalk on one side of the street, and street lighting. Chapter 16.16.090 YMC requires that the layout of new subdivisions provide for the continuation of streets existing in adjoining subdivisions and to provide for the continuation of new streets within the subdivision to adjacent properties that have not been subdivided. The plat, as proposed, meets this standard by connection to the residential subdivision to the west where a future street provision is in place, and providing for a future connection to the unplatted property to the east. 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 YMC requires minimum parking ratio of two spaces per dwelling unit, which is typically met in subdivisions within a standard driveway. On-street parking is allowed on both sides of local access residential streets January 28, 2005 Page 5 of 11 Water System The City's Water Comprehensive Plan identifies the property as being within the water service area and the property is currently served by City water. The current fee to connect to the City water system is $1,500.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). There is an existing water main located on Middle Road. Yelm Property Development installed this waterline for the Willow Glenn Phase I & II subdivisions, and created a latecomer agreement for these parcels. Mr. Balascio has waived the latecomer fee for these parcels, however the release of lien on the property must still be processed by the City. Yelm Property Development is required to pay the 10 percent administration fee for the City to release the lien. The proposed subdivision would be required to connect to the City's water system and the projects internal roadways will be required to have a water main installed to serve fire hydrants and individual services. Any existing well(s) on the property must be decommissioned per Department of Ecology standards and any water rights associated with these wells 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, WAC, 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 between the irrigation system and the water meter. This also includes any individual irrigation systems that may be located on any individual lot within the subdivision. Sewer System The City's Sewer Comprehensive Plan identifies the property as being within the sewer service area. The current fee to connect to the City sewer system is $5,417.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). Any existing on-site sewage disposal system(s) shall be abandoned per Thurston County Health Department standards. January 28, 2005 Page 6 of 11 There is an existing sewer main located on Middle Road. Yelm Property Development installed this sewerline for the Willow Glenn Phase I & II subdivisions, and created a latecomer agreement for these parcels. Stormwater Quality and Quantity Impervious surfaces create stormwater runoff which, when uncontrolled and untreated can create health, safety, and environmental hazards. The City of Yelm has adopted the 1992 Department of Ecology Stormwater Manual, which requires all development to treat and control stormwater. The applicant has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of the stormwater. The Community Development Department has reviewed this report and find that stormwater from the site can be managed appropriately through the conceptual plan with modifications. This site is known to have high ground water which does fluctuate with the season. During the preliminary engineering for this project high ground water was measured at elevation 327.00. This elevation was based on the benchmark used by the FEMA flood plain map (NGVD 29). All infiltration facilities should meet the requirement of 3 feet of vertical separation from the known high ground water and shall be located outside the flood plain area. 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 at the time of civil plan review in order to assure adequate lighting. Subdivision Name and Addressing A subdivision name must be reserved with the Thurston County Auditor's Office prior to ubmitting for final subdivision approval. Addressing and street naming within the subdivision will be assigned by the Community Development Department prior to application for final subdivision approval. Landscaping Landscaping and screening are necessary to provide screening between compatible and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets January 28, 2005 Page 7 of 11 of the City. Chapter 17.80 YMC requires all development to provide on site landscaping. The site is adjacent to properties that are compatibly zoned. Chapter 17.80 YMC 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. Chapter 17.80 YMC 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. 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. Staff Recommendation Section 16.12.170 YMC requires written findings prior to a decision on a preliminary subdivision. The applicant has established that the proposed subdivision, if conditioned, 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. The subdivision, if conditioned, 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. The Hearing Examiner should approve the preliminary subdivision with the following conditions: January 28, 2005 Page 8 of 11 1. Those corner lots specified below shall place driveways and fronts of houses as follows: Lot 1 -Driveway faces the cul-de-sac street, house fronts the cul-de-sac street. Lot 7 -Driveway faces Cascadian, house fronts Cascadian. Lot 8 -Driveway faces Cascadian, house fronts Cascadian Lot 15 -Driveway faces Cascadian, house fronts Cascadian Lot 16 -Driveway faces Cascadian, house fronts Cascadian Lot 27 -Driveway faces Cascadian, house fronts Cascadian Lot 34 -Driveway faces Cascadian, house fronts Cascadian Lot 35 -Driveway faces the cul-de-sac street, house fronts the cul-de-sac street. 2. Frontage improvements to Middle 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 Residenfial'; and shall be modified at the entrances into the cul-de-sacs with "bulb-outs" to provide traffic calming along Cascadian Avenue. 4. The applicant shall provide for sidewalk connections to the entrance into the ~~ subdivision to the west, and to the future subdivision entrance to the east. 5. The applicant shall mitigate transportation impacts based on the new peak P.M. trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak P.M. trips per single family dwelling, payable at time of building permit issuance. 6. The applicant shall protect the Flood Hazard Zone area, by assuring that encroachments shall not result in any increase of flood levels. The flood hazard zone area, and the Shoreline jurisdiction area shall be dedicated as open space. Protective fencing shall be installed at the flood zone area during all construction. ~-;i7. The applicant shall provide pedestrian access to the dedicated open space. 8. The applicant shall provide an easement to the City of Yelm for access to Yelm Creek ~~ ~~~ ~ ~~~ The applicant shall pay the City the 10 percent administration fee to release the latecomer lien on the properties. 10. Each dwelling unit with the subdivision shall connect to the City water system. The connection fee and meter fee will be established at the time of building permit issuance. January 28, 2005 Page 9 of 11 11. All conditions for cross connection control as required in Section 246-290-490 WAC. 12. All planting strips and required landscaping not located within 75' of a hose spigot shall be served by an irrigation system with a separate water meter and an approved backflow prevention device. The applicant shall submit a final landscape and irrigation plan at the time of civil plan submission. 13. Each dwelling within the subdivision shall connect to the City S.T. E.P. sewer system. The connection fee and inspection fee will be established at the time of building permit issuance. 14. The applicant shall design and construct all stormwater facilities in accordance with the 1992 DOE stormwater Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. 15. The applicant shall prepare a stormwater plan to meet high ground water issues. The plan shall be submitted with civil engineering plans and shall include an operation and maintenance plan. 16. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells. 17. 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. 18. 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. 19. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 20. 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. 21. Prior to the submission final plat application, the applicant will provide the Community Development Department an addressing map for approval. 22. The applicant shall comply with the mitigation requirements of the MDNS issued on November 2, 2004. January 28, 2005 Page 10 of 11 23. The applicant shall submit a final landscaping and irrigation plan with the civil engineering plans to include the perimeter of the project site, planter strips, and stormwater facilities. 24. 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. 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WASHIN OTON CITY OF YELM PO Box 479 Yelm WA 98597 360-458-3835 NOTICE OF APPLICATION Mailed on: September 22, 2004 PROJECT NAME AND LOCATION: Willow Glen Phase III, Preliminary Plat 16401 Middle Road SE, Yelm, WA LAND USE CASE: SUB-04-0148-YL An application submitted by Yelm Property Development, 16422 Middle Road SE, Yelm, WA 98597, for the above referenced project was received by the City of Yelm on September 20, 2004. The City has determined the application to be complete on September 21, 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: 44-lot Single Family Subdivision on 11.86 Acres ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: A Site Plan, Storm Drainage Plan, Traffic Impact Analysis, Environmental Checklist, Floodplain Location Map, Landscape Plan and Grading Plan 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 OCTOBER 7, 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 within 14 days of Notice of Final Decision. R:\Project Files\SUB Full Plat Subdivision\04-0148 Willow Glenn III\Notice of Application.doc City of Yelm PO Box479 Yelm WA 98597 Bobbie and Karen Hurd JR. 16118 Prairie Creek Loop SE Yelm WA 98597 7 October 2004 O C T 0 7 20C? We were just made aware of and are concerned about the development of Willow Glenn Phase 3. 1. The development will have a Wet Pond 180ft X 60ft at the back of our property. We already have to spray before we step outside due to the problem with mosquitoes from the retention basin. 2. The 44 homes that aze to be built will have a high impact on electric and water use. The drainage from rains will flow from Willow Glenn Phase 2 wet pond to the Phase 3 wet pond. 3. Traffic will increase by a minimum of 88 vehicles just for phase 3 alone. The average homeowner has a minimum of 2 vehicles per household, which means 88 more vehicles will be traveling Grove Road and Middle Street which cannot handle an influx of vehicles. A traffic light will have to be placed at Grove Road so people can get in and out without causing accidents. 4. When we bought our property we were not informed the land behind us had been sold and 44 new homes were going to be built. We will lose our view of Mt. Rainer and the open field which was a big buying point for us. Had we been informed we would not have bought this home. 5. We did not receive the letter mailed out on 22 September 2004, due to an address mistake although we due receive the City of Yelm water bill to the correct mailing address. 6. We would like to know if Thurston County has a program for land development like King County? (Please see The News Tribune dated 6 October 2004.) 7. We want to be informed of all meeting concerning the development of Phase 3. Sincerely, t L•'~.L. Karen L. Hurd Default Template Page 1 of 6 Our neighbor's the King of land management AARON CORVIN The News Tribune growing pains: fourth of four parts Many of Pierce County's roads fail to keep pace with growth, and the situation worsens six years out. Suburban sprawl spreads houses and pavement over farms and forests, blurring communities' identities. Washington's 1990 Growth Management Act calls for increasing population densities in urban areas in order to preserve unspoiled areas, but it doesn't say how to make denser living arrangements attractive. What to do? King County provides some potential solutions. Unlike Pierce County, King County: • Rejects development when it violates "concurrency" -the state growth law's requirement that roads keep pace with growth. • Charges developers fees to help pay for the impact of development on traffic congestion. • Pays farmers to keep farming. • Encourages a development such as Issaquah Highlands, an "urban village" that mixes commercial and residential properties in a way that shows it's possible to swallow the medicine the Growth Management Act prescribed to stop sprawl without choking on density. Since adopting its concurrency program in 1995, King County has rejected more than 300,000 square feet of residential, office and commercial development -the equivalent of three Wal-Marts -because the growth would have turned some roads into time-wasting bottlenecks. By 2009, Pierce County is projected to have 50 roads that either exceed or are close to exceeding limits on congestion imposed by the County Council under the state growth law -despite planned road improvements. Barring a massive influx of transportation money, Pierce County likely will have to say no to developers to help prevent what the Puget Sound Regional Council predicts for the coming years: 70 percent of the county's roads will be snarled during the afternoon rush hour. How does King County do it? Transportation officials issue "concurrency" certificates to developers who meet traffic standards and reject those who don't. The certificate moves the developer into the process to obtain a development permit, said Richard Warren, a King County transportation planner. "You don't want people to go through the permitting process and lay out that money and then find out they can't get concurrency," Warren said. Pierce County Councilman Kevin Wimsett (D-Spanaway) said the county would benefit from a two- http://www.tribnet.com/test/psd/story/5641541p-5572803c.html 10/7/2004 Default Template Page 2 of 6 year moratorium near some roads "to catch up with infrastructure." Since 1992, King County has used the Growth Management Act to raise $50 million in fees charged to developers to help improve roads as growth occurs. Clark, Kitsap and Snohomish counties also have impact-fee programs, as do some cities. The fees around the state vary from $600 to $4,000 per new home, depending on the local politics or economy. Impact fees are higher for commercial buildings, depending on the size of the building and the number of vehicle trips it generates. Since 1992, Pierce County has approved 69,111 permits for residential and commercial development. If the county had a traffic impact-fee program like King County's and had charged aloes-range fee - $600 -for each of those residential and construction permits, it would have raised $41 million for roads. What could that money buy? One traffic signal costs about $150,000. A left turn lane costs about $250,000. And so on. Instead, Pierce County uses the state Environmental Policy Act, known as SEPA, to offset traffic impacts. Under that program, the county analyzes projects on a case-by-case basis and decides whether to charge a developer for impacts. A development ofsingle-family homes of 201ots or more requires a traffic analysis. A commercial or retail development that generates at least 25 peak-hour vehicle trips also triggers a traffic analysis. In South Hill, for example, developers built intersection improvements at Gem Heights Drive and 160th Street East, including a traffic signal, turn lanes, curbs, gutters and sidewalks. However, there's room for negotiation. And sometimes a developer doesn't have to help improve a road because the road hasn't reached its traffic capacity yet. "SEPA tends to involve a lot ofarm-twisting," said Richard Aramburu, a Seattle attorney who has practiced land-use and environmental law since 1970. "Sometimes you do well with arm-twisting, sometimes you don't." No one knows how many arms Pierce County has twisted. During a transportation summit this year, county officials acknowledged they don't know how much private money developers have contributed to the county's road network under SEPA. Tiffany Speir, government affairs director for the Master Builders Association of Pierce County, said the county should figure that out before deciding whether to adopt impact fees. "Everybody needs to recognize what the private side is doing," she said. Aramburu and other experts say impact fees under the state growth law would be far more effective at improving roads than using the state Environmental Policy Act. http://www.tribnet.comltest/psd/story/5641541p-5572803c.html 10/7/2004 Default Template Page 3 of 6 "What's missing is the predictability of what you're going to have to pay," Aramburu said. "Under SEPA, (developers) don't really know what it's going to cost. It's not a very satisfactory method, and it doesn't get to the overall (transportation) needs." Pierce County hearing examiner Stephen Causseaux decides land-use applications and appeals and hears plenty from the public about traffic congestion. He said impact fees are "far superior" than mitigation under SEPA. "Developers want certainty," he said. "If they know what the traffic requirements are, they can plan for that." Joe Geivett, a Seattle developer helping to redevelop Sumner's East Main Street, said traffic-impact fees enable local governments and businesses to improve quality of life. Fees paid by big-box stores, in particular, generate millions. "You start knocking down some pretty big (traffic) problems," he said. Pierce County officials have been talking about impact fees since August 2000. They spent $200,000 on a consultant to draft a program. The county's own transportation-planning documents indicate impact fees might be a good idea: By 2023, the county will need about $270 million to build road improvements to handle new growth, according to its capital facilities plan. About 60 percent, or $162.3 million, is projected to come from county property and real estate excise taxes, and state and federal grants. About 40 percent, or $107.6 million, would come from traffic-impact fees, according to the capital facilities plan. However, Councilman Shawn Burney (R-Lake Tapps), chairman of the council's Economic and Infrastructure Development Committee, indefinitely postponed a proposed traffic-impact fee program last year after two public hearings. Burney said he's worried impact fees will scare away businesses and about having developers pass the fees onto consumers in the form of higher house prices. He notes one of the County Council's highest priorities is promoting economic development. Burney declined to say whether he supports traffic-impact fees. He said he wants to explore other ways to pay for roads, including bonding existing revenue. Pierce County Executive John Ladenburg said the proposal before Bunney's committee wasn't business friendly. He said he would support impact fees as long as they're fair. "We're working on that," he said. The Growth Management Act requires local governments to preserve farms and other so-called "resource" lands using zoning and other techniques, such as buying development rights. Pierce County officials are proposing new zoning to shield about 27,000 acres in agriculture from sprawl. http://www.tribnet.com/test/psd/story/5641541 p-5572803c.html 10/7/2004 Default Template Page 4 of 6 King County also uses zoning to protect farmland. But it took another step in the late 1970s, winning voter approval of a $50 million bond to buy the development rights to about 13,000 acres of farmland. About 95 percent of that land is still being farmed, officials said. Under the program, the farmland is permanently protected from development -even if a farmer retires. Pierce County tried once to pay farmers to farm. In November 1985, Pierce County voters rejected a ballot measure that would have authorized $18 million in bonds to purchase development rights to preserve the county's prime agricultural lands. Is it time to try again? Roger Knutson thinks so. "If people want open space and a rural setting, they should be willing to pay for it," said the 60-year-old co-owner of Knutson Farms, which works about 700 acres in the Puyallup Valley growing daffodil, tulip and iris bulbs and rhubarb. "If development rights were purchased, I wouldn't have a problem." Knutson does have a problem with the county's proposal to create new zones preserving prime farmland, including his land. Knutson said such zoning would force him to farm indefinitely and take away his nest egg. "A lot of farmers are getting older and they don't have any children to take over the business," he said. "We've always felt our property was our 401(k). "I'm going to keep farming as long as I can," he added. "(But) when we do need to sell some property, I want to be able to sell to a developer." Councilman Calvin Goings (D-Puyallup), chairman of the council's Community Development Committee, said taxpayers should not have to pay farmers to keep farming. He said the county's proposed farmland-protection zones would help because they also allow farmers to build farm-related retail businesses on their land to boost business. "The land by law has to be rural," Goings said. "It's not whether it should be rural or urban, it's what kind of rural uses can we allow to make farms profitable?" Under the Growth Management Act, local governments must also corral new development inside "urban growth boundaries" to keep sprawl at bay and protect rural areas. But that requires Pierce County and its cities to increase their population densities, a concept that has drawn little cooperation. John Owen, a partner with Makers Architecture and Urban Design in Seattle, said people don't pull out their calculators to figure out the density of a neighborhood when they're choosing a place to live. "What they care about is what the place looks and feels like," he said. "They don't care about the numbers." And new neighborhoods work best when they're connected within walking, biking or efficient driving distance to other land uses, including stores, offices and parks, said Robert Lang, director of the http://www.tribnet.com/test/psd/story/5641541 p-5572803c.html 10/7/2004 Default Template Metropolitan Institute at Virginia Tech. Page 5 of 6 Otherwise, you end up with "density with no purpose," Lang said, where houses are slammed together but there's "nothing to walk to." Issaquah Highlands, a 3,250-home urban village under construction in Issaquah, represents density with a purpose. The 2,200-acre development includes 1,400 acres of open space and 100 acres of parks. A barbecue restaurant and an insurance office are among the businesses that have moved to within walking distance of houses, townhouses and apartments. Development rules require 30 percent of the new homes to meet affordable housing standards. House prices range from $170,000 to nearly $2 million. A 15-building Microsoft campus is planned, along with a retail and town center. Narrow streets, alleys and sidewalks connect tightly packed homes. Sound Transit is developing a 1,000-car park-and-ride garage near the Microsoft property. On a recent rainy day in the urban village, Anushri Sarda, 30, clutching her yellow IKEA umbrella, walked to a bus stop to pick up her 6-year-old son, Dhruv. Sarda recently moved to Issaquah Highlands with her husband, Vineet, a Microsoft employee. "You see more friendly faces," Sarda said, "and the kids get to know other kids." The developer, Port Blakely Communities, projects 30 percent of the residents will go to work without using a car once the village is finished being built by 2008. Judd Kirk, the company's president, said the Growth Management Act required Issaquah to absorb higher densities. He said he wasn't interested in achieving those densities by slapping together houses in atypical suburban environment. "We're trying to be another neighborhood in the city of Issaquah and a genuine community," he said. Since the post-World War II suburban building boom, many county and city land-use codes don't permit Main Street towns or village developments such as Issaquah Highlands, Kirk said. Instead, many local governments' land-use codes use "single-use" zones that force new residential and commercial buildings, and parks and other amenities to be separated from each other and reachable by only car. The idea behind avillage-style development is to allow residential and commercial buildings and public amenities to mingle and be accessible by additional modes of travel. If they want to encourage such development, Kirk said, local governments must muster the political will to change their codes. "The whole regulatory pattern forces builders into the suburban mold," Kirk said. "Builders have gotten so used to doing it that they don't even try to change it, because, quite frankly, they don't have the time and money to try to change the rules." Default Template Still, urban villages aren't for everyone. Page 6 of 6 "Twenty-five percent of the people who come to our project probably turn around and leave because they don't want that," Kirk said. "They want a big lot, a lot of privacy." But Kirk said Issaquah Highlands fills an "unmet need." "People long for that sense of community," he said, "and with longer working hours and traffic congestion and technology, people are becoming more and more isolated. And the development pattern can either increase that isolation or help reduce it." About this series: Fourteen years after the Legislature passed the landmark Growth Management Act, Pierce County gets a failing grade at controlling sprawl. But there is hope. Sunday: Roads aren't keeping pace with growth. Monday: Sprawl is still occurring in rural areas. Tuesday: Urban growth boundaries are too big, and some cities are balking at higher population densities. Today: Examples of the right way to manage growth are next door in King County. (Published 9:36PM, October 6th, 2004) http://www.tribnet.com/test/psd/story/5641541 p-5572803c.html 10/7/2004 '=!F a T ,: ~.; `_ =;. - '~%, ~,., STATE OF V~'ASHINGTON DEPARTMENT OF ECOLOGY PO Box 4.'775 • Olympia, Washin;ton 98504-7775 • (360) 407-6300 October 7, 2004 Ms. Tami Merriman City of Yelm Community Development Department PO Box 479 Yelm, WA 9897 Dear Ms. Merriman: ' ~ ~ Your address ,,,; ~ ~, ~ _;~~ is in the ~~ S `~- i~ z ~ t. ~ I~ ~____r ~ ~ ~. '~ '`_ ~`"-' ~`- ~' watershed OCr Thank you for the opportunity to comment on the notice of application for the Willow Glen Phase III Preliminary Plat project (Case No. SBU-04-0148-YL) located at 16401 Middle Road Southeast as proposed by Yelm Property Development. We reviewed the notice of application and have the following comments: WATER QUALITY: Margaret Hill (360) 407-0246 ~Q Erosion control measures must be in place prior to any clearing, grading, or construction. These control measures must be effective to prevent soil from being carried into surface water by stormwater runoff. Sand, silt, clay particles, and soil will damage aquatic habitat and are considered pollutants. Any discharge of sediment-laden runoff or other pollutants to waters of the state is in violation of Chapter 90.48, Water Pollution Control, and WAC 173-201A, Water Quality Standards for Surface Waters of the State of Washington, and is subject to enforcement action. During construction, all releases of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents, and other deleterious materials must be contained and removed in a manner that will prevent their discharge to waters and soils of the state. The cleanup of spills should take precedence over other work on the site. If you have any questions or would like to respond to these comments please contact the appropriate reviewing staff listed above. Department of Ecology Southwest Regional Office (Willow Glen Phase III Preliminary Plat) ce: Margaret Hill, WQ Yelm Property Development (Applicant) ti~a SEPA N0: 0148 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Description of Proposal: Location of the Proposal Yelm Property Development, LLC Subdivide 11.91 acres into 44 single-family residential lots. The project includes the construction of stormwater facilities, interior streets, and street improvements to Middle Road SE. The project site is located between on Middle Road, between Railway Avenue SE, and Grove Road. Section/Township/Range: Sections 19 & 20, 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 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Issue: November 2, 2004 C e adline: November 16, 2004 at 5:00 P.M. App I Dead November 23, 2004 at 5:00 P.M. ,~ Grant,Beck, Community Development Director This Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340 (2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Avenue West, P.O. Box 479, Yelm, WA 98597, by November 16, 2004, at 5:00 P.M. The City of Yelm will not act on this proposal prior November 23, 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 November 15, 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, November 5, 2004 Posted in public areas: Tuesday, November 2 , 2004 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist ATTACHMENT SEPA Case Number 0148 Findings of Fact This Mitigated Determination of Non Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the following environmental documents: • Environmental Checklist (dated April 17, 2004, prepared by Skillings- Connolly, Inc.) Traffic Impact Analysis (dated September 2004, prepared by Skillings-Connolly, Inc.) • Preliminary Storm Drainage and Erosion Control Report (dated May 2004, Revised August 20, 2004, prepared by Skillings-Connolly, Inc.) 2. The traffic impact analysis (TIA) submitted as part of the subdivision application indicates that the project will generate 421 average weekday daily trips per day, with a PM peak of 44 vehicles per hour. The TIA, assuming a baseline annual growth rate of 4%, indicated that: The intersection of Middle Road and Railway Road will be at a Level of Service (LOS) A, with an average delay of 9.3 seconds. The intersection of 100`" Way and Grove Road will be at LOS A, with an average delay of 9.8 seconds. The intersection of First/Rhoton Road and Railway Road will be at LOS B, with an average delay of 13.8 seconds. The signalized intersection of Yelm Avenue and First Street will be at LOS F, with an average delay of 175.9 seconds. Frontage improvements will be constructed along Middle Road. The subdivision will provide for a road connection to the existing neighborhood to the West, and a connection for future development to the property to the East. 3. 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 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. 4. Improvements to West Yelm Avenue, including atwo-way center turn lane, is listed as a project on the 2005 - 2010 Transportation Improvement Program. West Yelm Avenue is a State Highway (SR 510). There is no financial commitment currently in place to complete the improvement. Improvements to Rhoton Road, is listed as a project on the 2005 - 2010 Transportation Improvement Program. There is no financial commitment currently in place to complete the improvement. Mitigation Measures 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 dwellings. 2. Prior to final subdivision approval, the developer shall complete the following transportation improvements: a. The south half of Middle Road shall be improved to City Standards for a Neighborhood Collector, along the frontage of these properties. b. The developer shall construct internal streets to City Standards for Local Access Residential. c. The developer shall provide for the continuation of streets, by connecting internal streets to the residential subdivision to the west, and a future connection to the property to the east. 3. The developer shall protect the Flood Hazard Zone area, by assuring that encroachments shall not result in any increase of flood levels. The flood hazard zone area, and the Shoreline jurisdiction area shall be dedicated as open space. Protective fencing shall be installed at the flood zone area during all construction. 4. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. _ d ~ ~: >~~~ I- :~~ ;, STATE OF 1NASHINGTON DEPARTMENT OF ECOLOGY PO 8cx 47775 • Olympia, VVashirtton 98:104-777:1 • (3G0) 407-G.300 November 15, 2004 Mr. Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, WA 98597 Dear Mr. Beck: Your address is in the `,, ~ ~ Nisqually watershed ~G,~ .~~: ~~0~ Thank you for the opportunity to comment on the mitigated determination of nonsignificance for the Willow Glen Division III project (SEPA No. 0148) located on Middle Road, between Railway Avenue Southeast and Grove Road as proposed by Yelm Property Development, LLC. We reviewed the environmental checklist and have the following comments: FLOODPLAINS: Kevin Farrell (360) 407-7253 Any work conducted within the regulated floodplain must comply with the City of Yelm Flood Hazard Reduction Ordinance. SOLID WASTE & FINANCIAL ASSISTANCE: Tami Morgan Ramsey (360) 407-6612 Under Item B.l.e of the checklist, the proponent has failed to indicate the type, quantity and source of fill to be used. The use of fill material meeting the definition of demolition waste, inert waste, or wood waste as defined in WAC 173-350-100 may require a solid waste permit from the local health department. Such materials include, but are not limited to, concrete, asphalt, and wood and stumpage. Fill materials, such as clean soil and gravel, are exempt from the permit requirements of Chapter 173-350 WAC. The applicant proposes to demolish an existing structure(s). Item B.7.a., of the checklist, asks if there are any environmental health hazards that could occur as a result of the proposal. Improper disposal of solid waste, including demolition waste, can result in environmental health hazards. The applicant should identify the disposal site for the demolition material. In addition, the applicant should be encouraged to pursue mitigating activities such as salvage, reuse, and recycling of the demolition materials. Demolition debris can often be recycled for less than it costs to landfill the materials. Call Ecology's 1-800-RECYCLE to see if there are facilities in the area that will accept your demolition wastes. Please consider the use of materials that have been salvaged or are made from recycled/recyclable materials. There are many opportunities to incorporate environmentally sound principles, such as on-site recycling or scrap building materials, in your project. Many of the principles can save you money. Please call Paige Sorensen at (360) 407-6352 for more information. We encourage the applicant to reuse or recycle all possible leftover construction materials and reduce waste generated. Recycling construction debris is often less expensive than landfill disposal. ~-r- ~~ November 15, 2004 Page 2 Landscaping should incorporate waste prevention measures and the use of organic materials. Water needs are reduced by use of drought tolerant plantings, compost material, mulch, and drip irrigation. Pesticide needs are reduced by use of pest resistance plantings. Compost is also an effective soil amendment. Chipped woody debris can be used to mulch ornamental beds, suppress weeds, retain moisture, control erosion, and provide a base for pathways. We also recommend using organic debris generated on-site if possible for landscaping. WATER QUALITY: Margaret HiI1(360) 407-0246 Erosion control measures must be in place prior to any clearing, grading, or construction. These control measures must be effective to prevent stormwater runoff from carrying soil and other pollutants into surface water or storm drains that lead to waters of the state. Sand, silt, clay particles, and soil will damage aquatic habitat and are considered to be pollutants. Any discharge of sediment-laden runoff or other pollutants to waters of the state is in violation of Chapter 90.48, Water Pollution Control, and WAC 173-201A, Water Quality Standards for Surface Waters of the State of Washington, and is subject to enforcement action. During construction, all releases of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents, and other deleterious materials must be contained and removed in a manner that will prevent their discharge to waters and soils of the state. The cleanup of spills should take precedence over other work on the site. Coverage under the National Pollution Discharge Elimination system (NPDES) and State Waste Discharge General Permit for Stormwater Discharges Associated with Construction Activities is required for construction sites which disturb an area of five acres or more and which have or will have a discharge of stormwater to surface water or a storm sewer. If you have any questions or would like to respond to these comments please contact the appropriate reviewing staff listed above. Department of Ecology Southwest Regional Office (AW: 04-7714) cc: Kevin Farrell, SEA Margaret Hill, WQ Tami Morgan Ramsey, SW&FAP Yelm Property Development, LLC (Applicant) Robert Connolly, Skillings-Connolly, Inc. (Representative) Tami Merriman (City of Yelm) ~~~ THE A~~ ~w 9~ Ci o helm a ~, ~~ ~;~.. 105 Yelm Avenue West YEI.M P.O. Box 479 WASMINOTON Yelm, Washington 98597 (360) 458-3244 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER C~-r DATE: Monday, February 7, 9:00 a.m. PLACE: Council Chambers, City Hall, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments regarding the proposed Willow Glenn III subdivision of 11.91 acres into 44 single-family residential lots. Case #SUB-04-0148-YL APPLICANT: Yelm Property Development, Mr. Dennis Balascio PROJECT LOCATION: South side of Middle Road, Yelm, WA 98597 The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposed subdivision Willow Glenn III. 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, February 7, 2005. 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, January 28, 2005 Mailed to Adjacent Property Owners and Posted in Public Places: Friday, January 28, 2005. (360) 958-3835 (360) 458-3194 FAX www.ci.yelm.wa.us The City of Yelm is an Equal Opportunity Provider Case Number: SUB-04-0148-YL Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 Applicant: Yelm Property Development LLC, Dennis Balascio Agent: Skillings Connolly Request: Subdivide 11.91 acres into 44 single family residential lots. Recommendation: Approval with conditions Exhibit I: Site plan dated August 2004 Exhibit II: Notice of Application & Comment Letters Exhibit III: Mitigated Determination of Non-Significance & Comment Letters Exhibit IV: Public Hearing Notice Proposal The applicant is proposing to subdivide approximately 11.91 acres into 44 single-family residential lots. The property is zoned R-6 Medium Density Residential, which allows up to 6 dwelling units per acre. The site encompasses 3 parcels, and currently has 2 existing homes that will be demolished. Property Characteristics The property is located on Middle Road. The property is identified by Assessor's Tax Parcel Numbers 64303600800, 64303600801, 64303600701. The subject property is bound on the northwest and across the street to the northeast by a residential subdivision, to the south by Yelm Creek and residential use properties, and to the southeast a residential home on acreage. Notice of Application 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 September 22, 2004. Notice of the date and time of the public hearing before the Hearing Examiner was posted on the project site, mailed to the owners of property within 300 feet of the project site, and mailed to the recipients of the Notice of Application and SEPA Determination on January 24, 2005. Notice of the date and time of the public hearing was published in the Nisqually Valley News in the legal notice section on January 28, 2005 The City of Yelm is an Equal Opportunity Provider Written comments were received by Karen L Hurd, a property owner in the adjoining residential subdivision to the west. The City contacted Ms. Hurd by telephone to discuss the list of questions, and answered them to the best of our knowledge. Concurrency Chapter 15.40 YMC requires the reviewing authority to determine that required urban infrastructure is available at the time of development. Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1) YMC when the project is within an area approved for sewer pursuant to the adopted sewer comprehensive plan for the city and improvements necessary to provide city standard facilities and services are present to meet the needs of the proposed development. Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2) YMC when the project is within an area approved for municipal water service pursuant to the adopted water comprehensive plan for the city and improvements necessary to provide city standard facilities and services are present. Concurrency with transportation infrastructure is achieved pursuant to Section 15.40.020 (5)(c) YMC when the project: • Makes on-site and frontage improvements consistent with city standards and roads necessary to serve the proposed project consistent with safety and public interest; • Makes such off-site facility improvements, not listed on the capital facilities plan, as are necessary to meet city standards for the safe movement of traffic and pedestrians attributable to the project; • Makes a contribution to the facilities relating to capacity improvements identified in the adopted six-year traffic improvement program, in the form of a transportation facility charge. Concurrency with school infrastructure is achieved when the developer provides a letter from the local school district that the school facilities impacted by the proposed development are present, or are on an approved and funded plan, to assure that facilities will be available to meet the needs and impacts of the proposed development. State Environmental Policy Act The City of Yelm SEPA Responsible Official issued a Mitigated Determination of Non- significance based on WAC 197-11-158 on November 2, 2004. This determination is final and fulfils the City's responsibility for disclosure of potential, significant environmental impacts. The Hearing Examiner may take action to deny or condition the proposal based on impacts identified in the environmental checklist or other environmental documents. The Mitigated Determination of Non-significance was issued with the following conditions: • 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 dwellings. • Prior to final subdivision approval, the developer shall complete the following transportation improvements: o The south half of Middle Road shall be improved to City Standards for a Neighborhood Collector, along the frontage of these properties. o The developer shall construct internal streets to City Standards for Local Access Residential. o The developer shall provide for the continuation of streets, by connecting internal streets to the residential subdivision to the west, and a future connection to the property to the east. • The developer shall protect the Flood Hazard Zone area, by assuring that encroachments shall not result in any increase of flood levels. The flood hazard zone area, and the Shoreline jurisdiction area shall be dedicated as open space. Protective fencing shall be installed at the flood zone area during all construction. • The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. Lots Size and Setbacks The Yelm Zoning Code does not establish minimum or maximum lot sizes, 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 for a flanking yard is 15 feet from the property line. For traffic safety and clear sight distance, driveway locations on corner lots should be specified through the subdivision process and should become a condition of final subdivision approval. January 28, 2005 Page 3 of 11 The lots within the proposed preliminary subdivision appear to contain sufficient area to meet setback and lot coverage requirements, if conditioned as recommended. Adjacent Land Uses and Zoning The property is bordered to the northwest and across the street to the northeast by a residential subdivision, to the south by Yelm Creek and residential use properties, and to the southeast a residential home on acreage. 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 of a new subdivision be dedicated as usable open space. Appropriate uses of dedicated open space include: • Environmental interpretation or education • Parks, recreation lands, or athletic fields • Footpaths or bicycle trails No more than five percent of any dedicated open spaces may be impermeable surfaces and open space must be sited so as to be suitable for its intended purpose and at least 75% of the open space must be assessable to either the general public or all residents of the associated development. Open space shall be dedicated to the City at the time of final subdivision approval. The property is bordered to the south by Yelm Creek and its associated wetlands and flood plain. The applicant is proposing to dedicate the shoreline jurisdiction area and flood zone area as required open space. Preserving the shoreline and flood zone will protect this area, as well as meet the open space requirement. January 28, 2005 Page 4 of 11 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. This request for a mitigation agreement between the applicant and the school district became a condition of the Mitigated Determination of Non-significance issued pursuant to the State Environmental Policy Act. Transportation and Site Access The City of Yelm Development Guidelines and the concurrency requirements of Chapter 15.24 YMC require all new subdivisions to improve street frontages to current City standards. Middle Road is identified as a Neighborhood Collector Street, which requires a 16 foot travel lane, vertical curb, a 7-foot planter strip with street trees 35 feet on center and "No Parking" signs, a 5 foot sidewalk, and street lighting. Streets within the subdivision will be constructed to the local access standard and dedicated to the City upon final subdivision approval. A local access street includes two 11 foot travel lanes, two 7 foot parking lanes, a concrete rolled edge curb and gutter, a 6 foot planter strip with street trees 35 feet on center, a 5 foot sidewalk on one side of the street, and street lighting. Chapter 16.16.090 YMC requires that the layout of new subdivisions provide for the continuation of streets existing in adjoining subdivisions and to provide for the continuation of new streets within the subdivision to adjacent properties that have not been subdivided. The plat, as proposed, meets this standard by connection to the residential subdivision to the west where a future street provision is in place, and providing for a future connection to the unplatted property to the east. 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 YMC requires minimum parking ratio of two spaces per dwelling unit, which is typically met in subdivisions within a standard driveway. On-street parking is allowed on both sides of local access residential streets January 28, 2005 Page 5 of 11 Water System The City's Water Comprehensive Plan identifies the property as being within the water service area and the property is currently served by City water. The current fee to connect to the City water system is $1,500.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). There is an existing water main located on Middle Road. Yelm Property Development installed this waterline for the Willow Glenn Phase I & II subdivisions, and created a latecomer agreement for these parcels. Mr. Balascio has waived the latecomer fee for these parcels, however the release of lien on the property must still be processed by the City. Yelm Property Development is required to pay the 10 percent administration fee for the City to release the lien. The proposed subdivision would be required to connect to the City's water system and the projects internal roadways will be required to have a water main installed to serve fire hydrants and individual services. Any existing well(s) on the property must be decommissioned per Department of Ecology standards and any water rights associated with these wells 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, WAC, 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 between the irrigation system and the water meter. This also includes any individual irrigation systems that may be located on any individual lot within the subdivision. Sewer System The City's Sewer Comprehensive Plan identifies the property as being within the sewer service area. The current fee to connect to the City sewer system is $5,417.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). Any existing on-site sewage disposal system(s) shall be abandoned per Thurston County Health Department standards. January 28, 2005 Page 6 of 11 There is an existing sewer main located on Middle Road. Yelm Property Development installed this sewerline for the Willow Glenn Phase I & II subdivisions, and created a latecomer agreement for these parcels. Stormwater Quality and Quantity Impervious surfaces create stormwater runoff which, when uncontrolled and untreated can create health, safety, and environmental hazards. The City of Yelm has adopted the 1992 Department of Ecology Stormwater Manual, which requires all development to treat and control stormwater. The applicant has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of the stormwater. The Community Development Department has reviewed this report and find that stormwater from the site can be managed appropriately through the conceptual plan with modifications. This site is known to have high ground water which does fluctuate with the season. During the preliminary engineering for this project high ground water was measured at elevation 327.00. This elevation was based on the benchmark used by the FEMA flood plain map (NGVD 29). All infiltration facilities should meet the requirement of 3 feet of vertical separation from the known high ground water and shall be located outside the flood plain area. 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 at the time of civil plan review in order to assure adequate lighting. Subdivision Name and Addressing A subdivision name must be reserved with the Thurston County Auditor's Office prior to submitting for final subdivision approval. Addressing and street naming within the subdivision will be assigned by the Community Development Department prior to application for final subdivision approval. Landscaping Landscaping and screening are necessary to provide screening between compatible and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets January 28, 2005 Page 7 of 11 of the City. Chapter 17.80 YMC requires all development to provide on site landscaping. The site is adjacent to properties that are compatibly zoned. Chapter 17.80 YMC 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. Chapter 17.80 YMC 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. 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. Staff Recommendation Section 16.12.170 YMC requires written findings prior to a decision on a preliminary subdivision. The applicant has established that the proposed subdivision, if conditioned, 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. The subdivision, if conditioned, 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. The Hearing Examiner should approve the preliminary subdivision with the following conditions: January 28, 2005 Page 8 of 11 1. Those corner lots specified below shall place driveways and fronts of houses as follows: Lot 1 -Driveway faces the cul-de-sac street, house fronts the cul-de-sac street. Lot 7 -Driveway faces Cascadian, house fronts Cascadian. Lot 8 -Driveway faces Cascadian, house fronts Cascadian Lot 15 -Driveway faces Cascadian, house fronts Cascadian Lot 16 -Driveway faces Cascadian, house fronts Cascadian Lot 27 -Driveway faces Cascadian, house fronts Cascadian Lot 34 -Driveway faces Cascadian, house fronts Cascadian Lot 35 -Driveway faces the cul-de-sac street, house fronts the cul-de-sac street. 2. Frontage improvements to Middle 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'; and shall be modified at the entrances into the cul-de-sacs with "bulb-outs" to provide traffic calming along Cascadian Avenue. 4. The applicant shall provide for sidewalk connections to the entrance into the subdivision to the west, and to the future subdivision entrance to the east. 5. The applicant shall mitigate transportation impacts based on the new peak P.M. trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak P.M. trips per single family dwelling, payable at time of building permit issuance. 6. The applicant shall protect the Flood Hazard Zone area, by assuring that encroachments shall not result in any increase of flood levels. The flood hazard zone area, and the Shoreline jurisdiction area shall be dedicated as open space. Protective fencing shall be installed at the flood zone area during all construction. 7. The applicant shall provide pedestrian access to the dedicated open space. 8. The applicant shall provide an easement to the City of Yelm for access to Yelm Creek 9. The applicant shall pay the City the 10 percent administration fee to release the latecomer lien on the properties. 10. Each dwelling unit with the subdivision shall connect to the City water system. The connection fee and meter fee will be established at the time of building permit issuance. January 28, 2005 Page 9 of 11 11. All conditions for cross connection control as required in Section 246-290-490 WAC. 12. All planting strips and required landscaping not located within 75' of a hose spigot shall be served by an irrigation system with a separate water meter and an approved backflow prevention device. The applicant shall submit a final landscape and irrigation plan at the time of civil plan submission. 13. Each dwelling within the subdivision shall connect to the City S.T.E.P. sewer system. The connection fee and inspection fee will be established at the time of building permit issuance. 14. The applicant shall design and construct all stormwater facilities in accordance with the 1992 DOE stormwater Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. 15. The applicant shall prepare a stormwater plan to meet high ground water issues. The plan shall be submitted with civil engineering plans and shall include an operation and maintenance plan. 16. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells. 17. 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. 18. 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. 19. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 20. 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. 21. Prior to the submission final plat application, the applicant will provide the Community Development Department an addressing map for approval. 22. The applicant shall comply with the mitigation requirements of the MDNS issued on November 2, 2004. January 28, 2005 Page 10 of 11 23. The applicant shall submit a final landscaping and irrigation plan with the civil engineering plans to include the perimeter of the project site, planter strips, and stormwater facilities. 24. 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-04-0148-YL. January 28, 2005 Page 11 of 11 Yelm Washington 9 (360) 458-3244 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER a~~ DATE: Monday, February 7, 9:00 a.m. PLACE: Council Chambers, City Hall, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments regarding the proposed Willow Glenn III subdivision of 11.91 acres into 44 single-family residential lots. Case #SUB-04-0148-YL APPLICANT: Yelm Property Development, Mr. Dennis Balascio PROJECT LOCATION: South side of Middle Road, Yelm, WA 98597 The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposed subdivision Willow Glenn III. 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, February 7, 2005. 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 L Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, January 28, 2005 Mailed to Adjacent Property Owners and Posted in Public Places: Friday, January 28, 2005. (360) 458-3835 (360) 458-3144 FAX www.ci.yelm.wa.us The City of Yelm is an Equal Opportunity Provider Terra Howell Assistant Recording Manager Please present this certificate at the time of recording. Recycled Papec 2000 Lakeridge Drive SW, Olympia, Washin E ma ga0udit~orQco thur ton.wa.us 33 FAX (360) 786-5223 Z Q1 ~ LL ~-~ ~ ~ r-~ d- ` ` ~ M CD THURSTON COUNTY SINCE 1852 ,F ,.~~ KIM WYMAN AUDITOR ~~"~T ~V ~' ` ~ ~~~ ~~~~T~~~ C~~~T~~~C `~T~ Issued to: Tami Merriman City of Yelm P.O. Box 479 Yelm, WA 98597 Date: January 28, 2005 The Plat name, OAK RIDGE, has been reserved for future use by City of Yelm. I certify that I have checked the records of previously issued and reserved map names. The requested name has not been previously used in Thurston County nor is it currently reserved by any party. This reservation will expire on January 28, 2006, one year from issuance. It may be renewed one year at a time. If the plat/map has not been recorded or the reservation renewed by the above date. it will be deleted. ~ i City of Yelm Community Development Department INVOICE - - Customer Name Yelm Property Development Address 16442 Middle Road SE City Yelm State WA ZIP 98597 Phone Item Description - __ _._ Fees for Oak Ridge Subdivision 1 Development Review Fees 1 1" irrigation meter pretap/preplumb 1 Irrigation meter account setup Fees for Moving Job Trailer 1 'Water Connection Fee 1 'Water Meter Fee 1 'Water Latecomers Fee 1 Sewer Connection Fee (if you have sewer LIDS, this amount could change) 1 ,Sewer Inspection Fee 1 'Sewer Latecomers Fee 1 Water and Sewer Deposit Payment Details O Cash O Check O Invoice No. CDD-OS-0124 Date 12/13/2004 Order No. Rep FOB SUB-04-0148-YL Unit Price TOTAL $2,970.00 $400.00 $90.00 $1,500.00 $300.00 $620.54 $5,417.00 $145.00 $537.28 $2,970.00 $400.00 $90.00 $1,500.00 $300.00 $620.54 $5,417.00 $145.00 $537.28 $90.00 $90.00 __ __.. ___ - SubTotal $12,069.82 Shipping & Handling $0.00 Taxes WA TOTAL $12,069.82 'Office Use Only City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 THANK YOU Page 1 of 1 Roberta Allen From: Tami Merriman Sent: Monday, November 29, 2004 8:45 AM To: Christina Allen (C.Allen@mcrilaw.com) Cc: Grant Beck (E-mail); Jim Gibson (E-mail); Gary Carlson; Roberta Allen; Larry Hanson Subject: Public Hearing for Willow Glenn Phase III - To be rescheduled Christina: The public hearing for the above referenced project scheduled for December 6, 2004 must be rescheduled to a future date. The applicant is required to make some changes to the site plan. Can you let me know Steve's schedule for January and February to arrange a new public hearing date? Thanks so much Tami Merriman Assistant Planner City of Yelm 360.458.8496 11 /29/2004 1,~.r~, X04' }llIT. n,~, c ~~-, i ~~t ir,; STATE OF WASHINGTON ` DEPARTMENT OF ECOLOGY tiOGJ ' . PO Box 47775 • Olympia, Washington 98504-7775 • (360) 407-6300 ~~D ~~ November 15, 2004 Mr. Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, WA 98597 Dear Mr. Beck: Your address ~; is in the Nisqually h watershed Thank you for the opportunity to comment on the mitigated determination of nonsignificance for the Willow Glen Division III project (SEPA No. 0148) located on Middle Road, between Railway Avenue Southeast and Grove Road as proposed by Yelm Property Development, LLC. We reviewed the environmental checklist and have the following comments: FLOODPLAINS: Kevin Farrell (360) 407-7253 Any work conducted within the regulated floodplain must comply with the City of Yelm Flood Hazard Reduction Ordinance. SOLID WASTE & FINANCIAL ASSISTANCE: Tami Morgan Ramsey (360) 407-6612 Under Item B.l.e of the checklist, the proponent has failed to indicate the type, quantity and source of fill to be used. The use of fill material meeting the definition of demolition waste, inert waste, or wood waste as defined in WAC 173-350-100 may require a solid waste permit from the local health department. Such materials include, but are not limited to, concrete, asphalt, and wood and stumpage. Fill materials, such as clean soil and gravel, are exempt from the permit requirements of Chapter 173-350 WAC. The applicant proposes to demolish an existing structure(s). Item B.7.a., of the checklist, asks if there are any environmental health hazards that could occur as a result of the proposal. Improper disposal of solid waste, including demolition waste, can result in environmental health hazards. The applicant should identify the disposal site for the demolition material. In addition, the applicant should be encouraged to pursue mitigating activities such as salvage, reuse, and recycling of the demolition materials. Demolition debris can often be recycled for less than it costs to landfill the materials. Call Ecology's 1-800-RECYCLE to see if there are facilities in the area that will accept your demolition wastes. Please consider the use of materials that have been salvaged or are made from recycled/recyclable materials. There are many opportunities to incorporate environmentally sound principles, such as on-site recycling or scrap building materials, in your project. Many of the principles can save you money. Please call Paige Sorensen at (360) 407-6352 for more information. We encourage the applicant to reuse or recycle all possible leftover construction materials and reduce waste generated. Recycling construction debris is often less expensive than landfill disposal. ~~ November 15, 2004 Page 2 Landscaping should incorporate waste prevention measures and the use of organic materials. Water needs are reduced by use of drought tolerant plantings, compost material, mulch, and drip irrigation. Pesticide needs are reduced by use of pest resistance plantings. Compost is also an effective soil amendment. Chipped woody debris can be used to mulch ornamental beds, suppress weeds, retain moisture, control erosion, and provide a base for pathways. We also recommend using organic debris generated on-site if possible for landscaping. WATER QUALITY: Margaret Hill (360) 407-0246 Erosion control measures must be in place prior to any clearing, grading, or construction. These control measures must be effective to prevent stormwater runoff from carrying soil and other pollutants into surface water or storm drains that lead to waters of the state. Sand, silt, clay particles, and soil will damage aquatic habitat and are considered to be pollutants. Any discharge of sediment-laden runoff or other pollutants to waters of the state is in violation of Chapter 90.48, Water Pollution Control, and WAC 173-201A, Water Quality Standards for Surface Waters of the State of Washington, and is subject to enforcement action. During construction, all releases of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents, and other deleterious materials must be contained and removed in a manner that will prevent their discharge to waters and soils of the state. The cleanup of spills should take precedence over other work on the site. Coverage under the National Pollution Discharge Elimination system (NPDES) and State Waste Discharge General Permit for Stormwater Discharges Associated with Construction Activities is required for construction sites which disturb an area of five acres or more and which have or will have a discharge of stormwater to surface water or a storm sewer. If you have any questions or would like to respond to these comments please contact the appropriate reviewing staff listed above. Department of Ecology Southwest Regional Office (AW: 04-7714) cc: Kevin Farrell, SEA Margaret Hill, WQ Tami Morgan Ramsey, SW&FAP Yelm Property Development, LLC (Applicant) Robert Connolly, Skillings-Connolly, Inc. (Representative) Tami Merriman (City of Yelm) SEPA NO: 0148 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Yelm Property Development, LLC Description of Proposal: Subdivide 11.91 acres into 44 single-family residential lots. The project includes the construction of stormwater facilities, interior streets, and street improvements to Middle Road SE. Location of the Proposal: The project site is located between on Middle Road, between Railway Avenue SE, and Grove Road. Section/Township/Range: Sections 19 & 20, 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 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Issue: November 2, 2004 C e adline: November 16, 2004 at 5:00 P.M. App I Dead November 23, 2004 at 5:00 P.M. ~rantxsecK, community uevelopment ulrector This Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340 (2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Avenue West, P.O. Box 479, Yelm, WA 98597, by November 16, 2004, at 5:00 P.M. The City of Yelm will not act on this proposal prior November 23, 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 November 15, 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, November 5, 2004 Posted in public areas: Tuesday, November 2 , 2004 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist ATTACHMENT SEPA Case Number 0148 Findings of Fact t. 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 April 17, 2004, prepared by Skillings- Connolly, Inc.) Traffic Impact Analysis (dated September 2004, prepared by Skillings-Connolly, Inc.) • Preliminary Storm Drainage and Erosion Control Report (dated May 2004, Revised August 20, 2004, prepared by Skillings-Connolly, Inc.) 2. The traffic impact analysis (TIA) submitted as part of the subdivision application indicates that the project will generate 421 average weekday daily trips per day, with a PM peak of 44 vehicles per hour. The TIA, assuming a baseline annual growth rate of 4%, indicated that: The intersection of Middle Road and Railway Road will be at a Level of Service (LOS) A, with an average delay of 9.3 seconds. The intersection of 100'h Way and Grove Road will be at LOS A, with an average delay of 9.8 seconds. The intersection of First/Rhoton Road and Railway Road will be at LOS B, with an average delay of 13.8 seconds. The signalized intersection of Yelm Avenue and First Street will be at LOS F, with an average delay of 175.9 seconds. Frontage improvements will be constructed along Middle Road. The subdivision will provide for a road connection to the existing neighborhood to the West, and a connection for future development to the property to the East. 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 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. 4. Improvements to West Yelm Avenue, including atwo-way center turn lane, is listed as a project on the 2005 - 2010 Transportation Improvement Program. West Yelm Avenue is a State Highway (SR 510). There is no financial commitment currently in place to complete the improvement. Improvements to Rhoton Road, is listed as a project on the 2005 - 2010 Transportation Improvement Program. There is no financial commitment currently in place to complete the improvement. 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 dwellings. Prior to final subdivision approval, the developer shall complete the following transportation improvements: a. The south half of Middle Road shall be improved to City Standards for a Neighborhood Collector, along the frontage of these properties. b. The developer shall construct internal streets to City Standards for Local Access Residential. c. The developer shall provide for the continuation of streets, by connecting internal streets to the residential subdivision to the west, and a future connection to the property to the east. The developer shall protect the Flood Hazard Zone area, by assuring that encroachments shall not result in any increase of flood levels. The flood hazard zone area, and the Shoreline jurisdiction area shall be dedicated as open space. Protective fencing shall be installed at the flood zone area during all construction. 4. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. a~t .w .. _ ;.. . City of Yelm 7 October 2004 0 CT 0 7 2004 PO Box479 Yelm WA 98597 Bobbie and Karen Hurd JR. 16118 Prairie Creek Loop SE Yelm WA 98597 We were just made aware of and are concerned about the development of Willow Glenn Phase 3. 1. The development will have a Wet Pond 180ft X 60ft at the back of our property. We already have to spray before we step outside due to the problem with mosquitoes from the retention basin. 2. The 44 homes that are to be built will have a high impact on electric and water use. The drainage from rains will flow from Willow Glenn Phase 2 wet pond to the Phase 3 wet pond. 3. Traffic will increase by a minimum of 88 vehicles just for phase 3 alone. The average homeowner has a minimum of 2 vehicles per household, which means 88 more vehicles will be traveling Grove Road and Middle Street which cannot handle an influx of vehicles. A traffic light will have to be placed at Grove Road so people can get in and out without causing accidents. 4. When we bought our property we were not informed the land behind us had been sold and 44 new homes were going to be built. We will lose our view of Mt. Rainer and the open field which was a big buying point for us. Had we been informed we would not have bought this home. 5. We did not receive the letter mailed out on 22 September 2004, due to an address mistake although we due receive the City of Yelm water bill to the correct mailing address. 6. We would like to know if Thurston County has a program for land development like King County? (Please see The News Tribune dated 6 October 2004.) 7. We want to be informed of all meeting concerning the development of Phase 3. Sincerely, Karen L. Hurd Default Template Page 1 of 6 Our neighbor's the King of land management AARON CORVIN The News Tribune growing pains: fourth of four parts Many of Pierce County's roads fail to keep pace with growth, and the situation worsens six years out. Suburban sprawl spreads houses and pavement over farms and forests, blurring communities' identities. Washington's 1990 Growth Management Act calls for increasing population densities in urban areas in order to preserve unspoiled areas, but it doesn't say how to make denser living arrangements attractive. What to do? King County provides some potential solutions. Unlike Pierce County, King County: • Rejects development when it violates "concurrency" -the state growth law's requirement that roads keep pace with growth. • Charges developers fees to help pay for the impact of development on traffic congestion. • Pays farmers to keep farming. • Encourages a development such as Issaquah Highlands, an "urban village" that mixes commercial and residential properties in a way that shows it's possible to swallow the medicine the Growth Management Act prescribed to stop sprawl without choking on density. Since adopting its concurrency program in 1995, King County has rejected more than 300,000 square feet of residential, office and commercial development -the equivalent of three Wal-Marts -because the growth would have turned some roads into time-wasting bottlenecks. By 2009, Pierce County is projected to have 50 roads that either exceed or are close to exceeding limits on congestion imposed by the County Council under the state growth law -despite planned road improvements. Barring a massive influx of transportation money, Pierce County likely will have to say no to developers to help prevent what the Puget Sound Regional Council predicts for the coming years: 70 percent of the county's roads will be snarled during the afternoon rush hour. How does King County do it? Transportation officials issue "concurrency" certificates to developers who meet traffic standards and reject those who don't. The certificate moves the developer into the process to obtain a development permit, said Richard Warren, a King County transportation planner. "You don't want people to go through the permitting process and lay out that money and then find out they can't get concurrency," Warren said. Pierce County Councilman Kevin Wimsett (D-Spanaway) said the county would benefit from a two- http://www.tribnet.com/test/psd/story/5641541p-5572803c.html 10/7/2004 Default Template Page 2 of 6 year moratorium near some roads "to catch up with infrastructure." Since 1992, King County has used the Growth Management Act to raise $50 million in fees charged to developers to help improve roads as growth occurs. Clark, Kitsap and Snohomish counties also have impact-fee programs, as do some cities. The fees around the state vary from $600 to $4,000 per new home, depending on the local politics or economy. Impact fees are higher for commercial buildings, depending on the size of the building and the number of vehicle trips it generates. Since 1992, Pierce County has approved 69,111 permits for residential and commercial development. If the county had a traffic impact-fee program like King County's and had charged aloes-range fee - $600 -for each of those residential and construction permits, it would have raised $41 million for roads. What could that money buy? One traffic signal costs about $150,000. A left turn lane costs about $250,000. And so on. Instead, Pierce County uses the state Environmental Policy Act, known as SEPA, to offset traffic impacts. Under that program, the county analyzes projects on a case-by-case basis and decides whether to charge a developer for impacts. A development of single-family homes of 201ots or more requires a traffic analysis. A commercial or retail development that generates at least 25 peak-hour vehicle trips also triggers a traffic analysis. In South Hill, for example, developers built intersection improvements at Gem Heights Drive and 160th Street East, including a traffic signal, turn lanes, curbs, gutters and sidewalks. However, there's room for negotiation. And sometimes a developer doesn't have to help improve a road because the road hasn't reached its traffic capacity yet. "SEPA tends to involve a lot ofarm-twisting," said Richard Aramburu, a Seattle attorney who has practiced land-use and environmental law since 1970. "Sometimes you do well with arm-twisting, sometimes you don't." No one knows how many arms Pierce County has twisted. During a transportation summit this year, county officials acknowledged they don't know how much private money developers have contributed to the county's road network under SEPA. Tiffany Speir, government affairs director for the Master Builders Association of Pierce County, said the county should figure that out before deciding whether to adopt impact fees. "Everybody needs to recognize what the private side is doing," she said. Aramburu and other experts say impact fees under the state growth law would be far more effective at improving roads than using the state Envirorunental Policy Act. http://www.tribnet.com/test/psd/story/5641541 p-5 572803 c.html 10/7/2004 Default Template Page 3 of 6 "What's missing is the predictability of what you're going to have to pay," Aramburu said. "Under SEPA, (developers) don't really know what it's going to cost. It's not a very satisfactory method, and it doesn't get to the overall (transportation) needs." Pierce County hearing examiner Stephen Causseaux decides land-use applications and appeals and hears plenty from the public about traffic congestion. He said impact fees are "far superior" than mitigation under SEPA. "Developers want certainty," he said. "If they know what the traffic requirements are, they can plan for that." Joe Geivett, a Seattle developer helping to redevelop Sumner's East Main Street, said traffic-impact fees enable local governments and businesses to improve quality of life. Fees paid by big-box stores, in particular, generate millions. "You start knocking down some pretty big (traffic) problems," he said. Pierce County officials have been talking about impact fees since August 2000. They spent $200,000 on a consultant to draft a program. The county's own transportation-planning documents indicate impact fees might be a good idea: By 2023, the county will need about $270 million to build road improvements to handle new growth, according to its capital facilities plan. About 60 percent, or $162.3 million, is projected to come from county property and real estate excise taxes, and state and federal grants. About 40 percent, or $107.6 million, would come from traffic-impact fees, according to the capital facilities plan. However, Councilman Shawn Bunney (R-Lake Tapps), chairman of the council's Economic and Infrastructure Development Committee, indefinitely postponed a proposed traffic-impact fee program last year after two public hearings. Bunney said he's worried impact fees will scare away businesses and about having developers pass the fees onto consumers in the form of higher house prices. He notes one of the County Council's highest priorities is promoting economic development. Bunney declined to say whether he supports traffic-impact fees. He said he wants to explore other ways to pay for roads, including bonding existing revenue. Pierce County Executive John Ladenburg said the proposal before Bunney's committee wasn't business friendly. He said he would support impact fees as long as they're fair. "We're working on that," he said. The Growth Management Act requires local governments to preserve farms and other so-called "resource" lands using zoning and other techniques, such as buying development rights. Pierce County officials are proposing new zoning to shield about 27,000 acres in agriculture from sprawl. http://www.tribnet.com/test/psd/story/5641541 p-5572803 c.html 10/7/2004 Default Template Page 4 of 6 King County also uses zoning to protect farmland. But it took another step in the late 1970s, winning voter approval of a $50 million bond to buy the development rights to about 13,000 acres of farmland. About 95 percent of that land is still being farmed, officials said. Under the program, the farmland is permanently protected from development -even if a farmer retires. Pierce County tried once to pay farmers to farm. In November 1985, Pierce County voters rejected a ballot measure that would have authorized $18 million in bonds to purchase development rights to preserve the county's prime agricultural lands. Is it time to try again? Roger Knutson thinks so. "If people want open space and a rural setting, they should be willing to pay for it," said the 60-year-old co-owner of Knutson Farms, which works about 700 acres in the Puyallup Valley growing daffodil, tulip and iris bulbs and rhubarb. "If development rights were purchased, I wouldn't have a problem." Knutson does have a problem with the county's proposal to create new zones preserving prime farmland, including his land. Knutson said such zoning would force him to farm indefinitely and take away his nest egg. "A lot of farmers are getting older and they don't have any children to take over the business," he said. "We've always felt our property was our 401(k). "I'm going to keep farming as long as I can," he added. "(But) when we do need to sell some property, I want to be able to sell to a developer." Councilman Calvin Goings (D-Puyallup), chairman of the council's Community Development Committee, said taxpayers should not have to pay farmers to keep farming. He said the county's proposed farmland-protection zones would help because they also allow farmers to build farm-related retail businesses on their land to boost business. "The land by law has to be rural," Goings said. "It's not whether it should be rural or urban, it's what kind of rural uses can we allow to make farms profitable?" Under the Growth Management Act, local governments must also corral new development inside "urban growth boundaries" to keep sprawl at bay and protect rural areas. But that requires Pierce County and its cities to increase their population densities, a concept that has drawn little cooperation. John Owen, a partner with Makers Architecture and Urban Design in Seattle, said people don't pull out their calculators to figure out the density of a neighborhood when they're choosing a place to live. "What they care about is what the place looks and feels like," he said. "They don't care about the numbers." And new neighborhoods work best when they're connected within walking, biking or efficient driving distance to other land uses, including stores, offices and parks, said Robert Lang, director of the http://www.tribnet.com/test/psd/story/5641541p-5572803c.html 10/7/2004 Default Template Metropolitan Institute at Virginia Tech. Page 5 of 6 Otherwise, you end up with "density with no purpose," Lang said, where houses are slammed together but there's "nothing to walk to." Issaquah Highlands, a 3,250-home urban village under construction in Issaquah, represents density with a purpose. The 2,200-acre development includes 1,400 acres of open space and 100 acres of parks. A barbecue restaurant and an insurance office are among the businesses that have moved to within walking distance of houses, townhouses and apartments. Development rules require 30 percent of the new homes to meet affordable housing standards. House prices range from $170,000 to nearly $2 million. A 15-building Microsoft campus is planned, along with a retail and town center. Narrow streets, alleys and sidewalks connect tightly packed homes. Sound Transit is developing a 1,000-car park-and-ride garage near the Microsoft property. On a recent rainy day in the urban village, Anushri Sarda, 30, clutching her yellow IKEA umbrella, walked to a bus stop to pick up her 6-year-old son, Dhruv. Sarda recently moved to Issaquah Highlands with her husband, Vineet, a Microsoft employee. "You see more friendly faces," Sarda said, "and the kids get to know other kids." The developer, Port Blakely Communities, projects 30 percent of the residents will go to work without using a car once the village is finished being built by 2008. Judd Kirk, the company's president, said the Growth Management Act required Issaquah to absorb higher densities. He said he wasn't interested in achieving those densities by slapping together houses in atypical suburban environment. "We're trying to be another neighborhood in the city of Issaquah and a genuine community," he said. Since the post-World War II suburban building boom, many county and city land-use codes don't permit Main Street towns or village developments such as Issaquah Highlands, Kirk said. Instead, many local governments' land-use codes use "single-use" zones that force new residential and commercial buildings, and parks and other amenities to be separated from each other and reachable by only car. The idea behind avillage-style development is to allow residential and commercial buildings and public amenities to mingle and be accessible by additional modes of travel. If they want to encourage such development, Kirk said, local governments must muster the political will to change their codes. "The whole regulatory pattern forces builders into the suburban mold," Kirk said. "Builders have gotten so used to doing it that they don't even try to change it, because, quite frankly, they don't have the time and money to try to change the rules." Default Template Page 6 of 6 Still, urban villages aren't for everyone. "Twenty-five percent of the people who come to our project probably turn around and leave because they don't want that," Kirk said. "They want a big lot, a lot of privacy." But Kirk said Issaquah Highlands fills an "unmet need." "People long for that sense of community," he said, "and with longer working hours and traffic congestion and technology, people are becoming more and more isolated. And the development pattern can either increase that isolation or help reduce it." About this series: Fourteen years after the Legislature passed the landmark Growth Management Act, Pierce County gets a failing grade at controlling sprawl. But there is hope. Sunday: Roads aren't keeping pace with growth. Monday: Sprawl is still occurring in rural areas. Tuesday: Urban growth boundaries are too big, and some cities are balking at higher population densities. Today: Examples of the right way to manage growth are next door in King County. (Published 9:36PM, October 6th, 2004) http://www.tribnet.com/test/psd/story/5641541p-5572803c.html 10/7/2004 5I'ATF ~w . ~ t ~F mss. p '+s ~. J d x `.f. 1J a~j~.t IVSi`,i ~` STATE OF WASHINGTON DEPARTMENT OF ECOLOGY PO Box 47775 • Olympia, Washington 98504-7775 • (360) 407-6300 October 7, 2004 Ms. Tami Merriman City of Yelm Community Development Department PO Box 479 Yelm, WA 98597 Dear Ms. Merriman: ~3~ ~ ) ~ a,~. ~,~c,v ;~~ _~` h,, ~ ~~: ~ ~~ ~^ ~~ Your address is in the watershed -q~ Off. ~ `°~°~T .,,~~ ~~ f Thank you for the opportunity to comment on the notice of application for the Willow Glen Phase III Preliminary Plat project (Case No. SBU-04-0148-YL) located at 16401 Middle Road Southeast as proposed by Yelm Property Development. We reviewed the notice of application and have the following comments: WATER QUALITY: Margaret Hill (360) 407-0246 Erosion control measures must be in place prior to any clearing, grading, or construction. These control measures must be effective to prevent soil from being carried into surface water by stormwater runoff. Sand, silt, clay particles, and soil will damage aquatic habitat and are considered pollutants. Any discharge of sediment-laden runoff or other pollutants to waters of the state is in violation of Chapter 90.48, Water Pollution Control, and WAC 173-201A, Water Quality Standards for Surface Waters of the State of Washington, and is subject to enforcement action. During construction, all releases of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents, and other deleterious materials must be contained and removed in a manner that will prevent their discharge to waters and soils of the state. The cleanup of spills should take precedence over other work on the site. If you have any questions or would like to respond to these comments please contact the appropriate reviewing staff listed above. Department of Ecology Southwest Regional Office (Willow Glen Phase III Preliminary Plat) cc: Margaret Hill, WQ Yelm Property Development (Applicant) ~N; L~1 City of Yelm Community Development Department P.O. Bog 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: SPRC From: Roberta Allen, Administrative Assistant.- Date: September 22, 2004 Re: SUB-04-0148-YL -Project Review Schedule for Willow Glen Phase III 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. September 22 -Notice of Applicationdistributed -begin 15 day comment period. October 13 -SPRC Environmental Review. Department comments/mitigationrequhements for Environmental Review. October 19 -Environmental Determination issued by Planning Department. Begin 14 day comment period followed by 7 day appeal period. November 3 & November 10 -SPRC project review. Department comments/conditions of approval for staff report. November 9 -Environmental Determination appeal time expired.. November 15 -Complete Staff report for public hearing. November 19 -Public Hearing Notice to Paper/Mailing/Post site. December 6 -Public Hearing in front of Hearing Examiner December 20 -Hearing Examiner approval completed R:\Project Files\SUB Full Plat Subdivision\04-0148 Willow Glenn III\Proj Rev Date Memo.doc ~,,~ 0'~ TAE A.~r~ CITY O F Y E L M ~ ~ PO Box 479 Yelm WA 98597 360-458-3835 YELl\~ WASHINOTL}N NOTICE OF APPLICATION Mailed on: September 22, 2004 PROJECT NAME AND LOCATION: Willow Glen Phase III, Preliminary Plat 16401 Middle Road SE, Yelm, WA LAND USE CASE: SUB-04-0148-YL An application submitted by Yelm Property Development, 16422 Middle Road SE, Yelm, WA 98597, for the above referenced project was received by the City of Yelm on September 20, 2004. The City has determined the application to be complete on September 21, 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: 44-lot Single Family Subdivision on 11.86 Acres ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: A Site Plan, Storm Drainage Plan, Traffic Impact Analysis, Environmental Checklist, Floodplain Location Map, Landscape Plan and Grading Plan 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 OCTOBER 7, 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 within 14 days of Notice of Final Decision. 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I esoo Se.o ~ D cw W I r-- (~ I ~J1I•~ / W k, _ ~ N ~~,, ° ~ I - V I _ ~I _ A ;.. r ~ $ Ie.33 30.00 - - - J L6 _ t J I _/ ~~ ~5 ~ ~ o 3 ~ t r o ~ y ~~ I4 <. '- fs o i t k ~~ ~ ~i ~ ~ ~ ~ ~ r i ~ ~ \ ~~ ;! " ~ Ts.~J 30.00 + .00 - zT.ee e, 7~ " I w w w. w \ -- :, ~\ N / ~~ so.oo -e3.oo m.oo w.oo - - - - - - ~ e I + - - - r '~. U _...__ e0. - - - - ~- - w--_w_ -- --- -- r .. ... .. _ 3.00 _w_ c _-w___w• w--€~r3•~w!w' +w___ ~e~~'~•w :.... .._ w-,L~Vi--yw p $$ ' _ ~ _ r I- _. -_ - _55-. - _55 - __IW_ _ - -SS_ - - - City of Yelm Community Development Department P.O. Boa 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: William Maibauer, Denny Balascio From: Tami Merriman, Assistant Planner Date: September 14, 2004 Re: Willow Glenn III Bill & Denny: nk you for your preliminary plat submission. You stated in your letter that the TIA is coming under a separate cover. The application package will be held until the TIA arrives. seems then that the only things missing on the plat map are the existing buildings to be demolished, the existing wells and septics located on or within 200 feet of the parcels, and the grading plan. --...~ The application a is $2,000.00, ($75 + $25 per lot and SEPA $150.00) There is one new item that Thurston County has initiated. They are requesting a formal ~~ ~' application for a plat name. This may be done now, to assure the reservation of the name, or it `'~ may wait. The plat name request should be submitted well before final plat application to assure ~~ ~~~'~~'' the use of the plat name and avoiding having to change your final plat maps at the last minute. ~~,' ~~ If you have any quesitons, please feel free to give me a call. Tami Merriman Assistant Planner R:\Project Files\SUB Full Plat Subdivision\00-000 Willow Glenn III\9-9-04 incomplete ltr.doc SKILLINGS ~conno~~Y August 24, 2004 #04017 Tammy Merriman Assistant Planner City of Yelm P.O. Box 479 Yelm, WA 98597 RE: Willow Glenn Phase III, City of Yelm Dear Tammy: .~~,, c. ~,..~~ JFpO~~°~°'~ %,>, F, This letter and attached preliminary plat are in response to the pre-submission meeting held on July 21, 2004 and your letter dated June 14, 2004. The issues you raised in your letter and our responses are: • Item #1 Please review the attached revised lot layout. All lots now have a minimum of 20 feet of frontage on a road. All dead end roads except Road "A" now have a 38-foot radius turn around cul-de-sacs. Road "A" will be connected to the existing road northwesterly of the project, and will connect to a future subdivision southeasterly of the project at such time as it is developed. • Item #2. I checked with the surveyor on staff who completed our survey. He stated that the 333- foot elevation is correct and was tied into an elevation benchmark. The line shown on the plat is the actual field survey of the elevation 333 contour. A copy of the survey including survey points is attached. • Item #3. With regard to the storm water pond in the flood plain, treatment is now outside of the 100-year flood plain and no fill will be placed in the flood plain. The plan is to excavate out the storm water retention pond as shown on the attached site plan. The excavated material will be used elsewhere in the project. The calculated depth in the pond for the 100-year storm event is 0.57 feet above the pond bottom, at elevation 330-feet. The pond will be constructed to provide a minimum of 0.5-foot of freeboard above 100-year elevation at 331 feet. Since there will not be a berm in the flood plain, this development will not create any additional flood hazard to other property or to this proposed subdivision. I have attached a copy of the soil logs and pictures for the five soil logs and a calculation sheet to show the depth to groundwater at the retention pond. CIVIL • TRfiNSPORTEiTION • ENVIRONMENTEiL • CONSTRUCTION PO i3ox 5080 Lacy, Washington 98509-5080 360-491-3399 1-800-454-7545 Fax 360-491-3857 E-mail skillings@skillings.com www.skillings.com Tammy Merriman August 24, 2004 Page 2 This pond will be essentially dry, except during the 100-year event. During the pre-submission meeting there was a question of an adequate depth of soil below the proposed storm water infiltration pond. The attached site plan drawing shows the location of soil logs made on March 18, 2004. The attached calculations show that the groundwater elevation was slightly below 327 feet throughout the area of the soil pits. The bottom of the pond will be at 330 feet. At this pond depth there will be more than three feet of soil between the pond bottom and groundwater. • Item #4. The traffic study information will be submitted under separate cover. • Item #5. We accept your fee structure, and these fees will be paid by the owner. • Item #6. These items have been rectified. Please see the attached drawing. These changes to the preliminary plat and attached calculations should answer your concerns. If you have any questions, please contact me at 360-491-3399. Sincerely, SKILLINGS-CONNOLLY, INC. Consulting Engineers ~~ William H. Maibauer, PE WHM:p (G:/projecU04017/Corres/Itr8_24_04.doc) Enclosure cc: Dennis Balascio Yelm Property Development L.L.C. 16442 Middle Road SE Yelm, WA 98579 NOTICE OF APPLICATION PROCESS A Notice of Application needs to be issued for many types of land use applications. A case number will have been assigned, and a file created (hard copy and computer project file) when the application for the particular land use is received. A Notice of Application should be double-sided, with the Notice on one side, and the vicinity map and site plan on the other. It should be send to the 300' property owners list and the Project Review Mail List. __ ~ J~ ~ r) U R:\Forms &Procedures\NoticeOfApplication\Notice of Application Process.doc PRELIMINARY PLAT APPLICATION PROCESS A Preliminary Plat Subdivision requires a Public Hearing and Hearing Examiner action, and SEPA. Public Hearing means the Notice of Application and the Notice of Public Hearing goes to the Nisqually Valley News, and the 300' adjacent property owners. Notice needs to be made 10 days prior to the Public Hearing. R:\Forms & Procedures\Prelim Plat\PrelimPlatApp Process.doc CSKILLINGS conno~~Y Consulting Engineers PO Box 5080, Lacey, WA 98509-5080 ~ - - (360) 491-3399 FAX (360) 491-3857y / ~~~ ~ 'ry 004 TO L i ~~/ d ~ I l~ 11~~1i WE ARE SENDING YOU ^ Attached ^ Under separate cover via ^ Shop drawings ^ Prints ^ Plans ^ Copy of letter ^ Change order ^ COPIES DATE NO. DESCRIPTION l..i ~ v°' ( Ct' `~ ~~ '' S~ rv s a-- _ ~ t c~ ~ a cfl ._ `~-- C ~ a r ~r ~ r THESE ARE TRANSMITTED as checked below ^ For approval ^ Approved as submitted ^ For your use ^ Approved as noted ^ As requested ^ Returned for corrections ^ For review and comment ^ ^ FOR BIDS DUE 20 REMARKS DATE } e2-s O JOB NO. ATTENTIO RE ^ PRINTS RETURNED AFTER LOAN TO US COPY TO (/ P h h ~i ~ SIGNED ~~rc,~~, ~~'=~~~~~~ ~1 '' If enclosures are not as noted, kindly notify us at once. LETTER OF TRANSMITTAL ^ Resubmit copies for approval ^ Submit copies for distribution ^ Return corrected prints the following items: ^ Samples ^ Specifications ~~ ~ TO: $ill Maibauer FAX #: 360-491-3857 CITY Off' YEY,IVT COMMUNITY DEVELOPMENT DEPARTMENT p0 L'OX 419 -105 YELM AVE 'VV YELM WA 9$597 (360) 458-3835 I'AX: (360} 458-3144 riATE: JUNE 14, 2un4 PACES: 3 , including this cover sheet. la ROM: Tami iVlerriman, Assistant Planner SUBJECT: Wiliaw Glenn III C011'IMENTS: ** I'~ vOU UO NOT RECEIVE ALL COPIES, OR ANY COP'St YS SOT LEGIBLE, PLEASE CALIa (360) 458-3535 AS SPUN AS POSSIBLE. Documantl3 ~~~~~~~~~~ -bb~£ 8~b 09£ - ~~~ - A34 WWOa Wl3h- ~~~~~~~~~~*~**~~~~~*~s~~~**~~~s~s~~~~~xx~x~~~~~~~~~~*~~*~~~~~~~ - A34 WW00-Wl3A 30 A~10- b5~00~00 £00/£00 «8£16b09£6 ~0 G00 ua!}eana saxed 'oN lal / aweN ua!~e~S 'oN a88U 'wwo0 •oN u~S 6Z~~~ b~-unf ~ pu3 BZ~~I bG-unp ~ac~S £58 ~ 'oN al!3 uo!ss!wsueal daomaW 300W ~~ ~0 a3ed ~~~~~~~~~ 6Z~G~ 3W11 ~~~~ h00Z-b~-unf 31b0 ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ - ldN~f10~' 'WW00 - ~~~~~~~~~~ o~ T~ ~~ 4 •fllhr 1MASMINOTON FAX TRANSMISSION CITY OF YELM COMMUNITY DEVELOPMENT DEPARTMENT PO BOX 479 -105 YELM AVE W YELM WA 98597 (360) 458-3835 FAX: (360) 458-3144 TO: Bill Maibauer DATE: JUNE 14, 2004 FAX #: 360-491-3857 PAGES: 3 , including this cover sheet. FROM: Tami Merriman, Assistant Planner SUBJECT: Willow Glenn III COMMENTS: * * IF YOU DO NOT RECEIVE ALL COPIES, OR ANY COPY IS NOT LEGIBLE, PLEASE CALL (360) 458-3835 As sooty As POSSIBLE. Document 13 June 14, 2004 Skillings Connolly William Maibauer P.O. Box 5080 Lacey, WA 98597 Dear Mr. Maibauer: The Community Development Department has reviewed your application for the Willow Glenn Phase III Subdivision, and has determined that it is not complete. Staff has performed a completeness review, and has found items missing or that do not meet the intent of City regulations. In regards to our phone discussion, and your letter of response, !offer the following: Lot configurations for #3, 4, 12, & 13: Section 4B.090 Cul-de-sac, Yelm Development guidelines states that "Streets designed to have one end permanently closed shall be no longer than 600 feet. At the closed end, there shall be a widened "bulb" having a minimum paved traveled radius as shown in the Minimum Street Design Standards Table. Section 16.16.030 Yelm Municipal Code states that "Any panhandle access shall have a minimum width of 20 feet. This panhandle or flag lot access shall be 20 feet in width for the entire panhandle access. In other words, it cannot narrow down such as you have submitted for lot #3, 11 & 13. 2. Flood plain survey: Please provide a copy of the survey that you conducted. This copy should include the survey points, as well as the contours. 3. Stormwater retention pond: We will not allow the storm pond in the flood zone. Section 15.32.280 Floodways; prohibit encroachments, including fill, new construction, substantial improvements, and other development. It is the City's policy that we allow no fill or grading in the flood zone area. The proposed design is such that it always has standing water, which decreases flood capacity in a base flood event. The treatment element is in the floodplain, (.360) 458-31.14 FA.X tt~inw.e i.yrln~. wa.. us which means that during a base flood, untreated stormwater is being discharged to the creek. 4. A traffic Impact Analysis is required as part of the Preliminary Plat Submission. Your traffic engineer will need to contact Jim Gibson, our Development Review Engineer to arrange for a scoping meeting to determine the basis for the TIA. You can reach Jim at (360) 458-8438. 5. The application fee shall be $750, plus $25 per lot, $150 for environmental review, and $500 for TIA review and data. 6. On your cover page you have incorrect setback data. The setbacks for the R-6 zone are: Front yard 15-feet, with a minimum 20-foot driveway approach. Side yard is a minimum on one side 5-feet; with a minimum total both sides 12-feet. Flanking yard is 15-feet. Using these setback requirements, it appears that lots 3, 4, 11, 12, & 13 may be in question, the remaining lots do not reflect a total of 12-feet for side yard setbacks, and your flanking yards do not reflect a 15-foot setback. You may wish to submit a preliminary drawing, showing compliance with the requirements above, prior to resubmitting the full application package. If you have any questions please feel free to give me a call. I can be reached at (360) 458-8496. Sincerely, J ~ ~~~~~~'~~~~- f L (~<7 Lt Tami Merriman Assistant Planner June 14, 2004 Page 2 of 2 June 14, 2004 Skillings Connolly William Maibauer P.O. Box 5080 Lacey, WA 98597 Dear Mr. Maibauer: The Community Development Department has reviewed your application for the Willow Glenn Phase III Subdivision, and has determined that it is not complete. Staff has performed a completeness review, and has found items missing or that do not meet the intent of City regulations. In regards to our phone discussion, and your letter of response, I offer the following: 1. Lot configurations for #3, 4, 12, & 13: Section 46.090 Cul-de-sac, Yelm Development guidelines states that "Streets designed to have one end permanently closed shall be no longer than 600 feet. At the closed end, there shall be a widened "bulb" having a minimum paved traveled radius as shown in the Minimum Street Design Standards Table. Section 16.16.030 Yelm Municipal Code states that "Any panhandle access shall have a minimum width of 20 feet. This panhandle or flag lot access shall be 20 feet in width for the entire panhandle access. In other words, it cannot narrow down such as you have submitted for lot #3, 11 & 13. 2. Flood plain survey: Please provide a copy of the survey that you conducted. This copy should include the survey points, as well as the contours. 3. Stormwater retention pond: We will not allow the storm pond in the flood zone. Section 15.32.280 Floodways; prohibit encroachments, including fill, new construction, substantial improvements, and other development. It is the City's policy that we allow no fill or grading in the flood zone area. The proposed design is such that it always has standing water, which decreases flood capacity in a base flood event. The treatment element is in the floodplain, (360) ~1.5A-3833 (360) JSB-3/411 i1X m ro ro. r i. ye bn. ro n . rss which means that during a base flood, untreated stormwater is being discharged to the creek. 4. A traffic Impact Analysis is required as part of the Preliminary Plat Submission. Your traffic engineer will need to contact Jim Gibson, our Development Review Engineer to arrange for a scoping meeting to determine the basis for the TIA. You can reach Jim at (360) 458-8438. 5. The application fee shall be $750, plus $25 per lot, $150 for environmental review, and $500 for TIA review and data. 6. On your cover page you have incorrect setback data. The setbacks for the R-6 zone are: Front yard 15-feet, with a minimum 20-foot driveway approach. Side yard is a minimum on one side 5-feet; with a minimum total both sides 12-feet. Flanking yard is 15-feet. Using these setback requirements, it appears that lots 3, 4, 11, 12, & 13 may be in question, the remaining lots do not reflect a total of 12-feet for side yard setbacks, and your flanking yards do not reflect a 15-foot setback. You may wish to submit a preliminary drawing, showing compliance with the requirements above, prior to resubmitting the full application package. If you have any questions please feel free to give me a call. I can be reached at (360) 458-8496. Sincerely, ~~<9 Lr Tami Merriman Assistant Planner June 14, 2004 Page 2 of 2 ~ SKILLINGS CONNOLLY June 4, 2004 #04017 City of Yelm Attn: Tammy P.O. Box 479 Yelm, WA 98597 RE: Willow Glen Phase III, City of Yelm Dear Tammy: This letter is in response to your telephone call of June 2, 2004. You suggested the need for apre- submission conference. At this time we do not feel a conference is necessary. This is based on the comments in this letter and the attached documents. The issues you raised and responses are: • The lot configurations for lots 3,4, 12, 13 will not work. Please review the attached revised lot layout. All lots now have a minimum of 20 feet of frontage on a road. Road "B" has been shortened to meet the maximum length of 150 feet for fire trucks. No easements are required for access to a lot. • Flood plain elevation at 333 feet above sea level. I checked with the surveyor on staff who completed our survey. He stated that the 333- foot elevation is correct and was tied into an elevation benchmark. The line shown on the plat is the actual field survey of the elevation of 333 feet contour. With regard to the storm water pond in the flood plain, no fill will be placed in the flood plain. The plan is to excavate out our storm water pond as shown on the attached drainage plan drawing. The calculated depth in the pond for the 100-year storm even is 0.53 feet above pond bottom. The pond will be constructed to provide a minimum of 1- foot of freeboard above that elevation. Since there will not be a berm in the flood plain, this development will not create any additional flood hazard to another property or this proposed subdivision. • With regard to a traffic study, that was not submitted. Please send Skillings-Connolly a letter of what traffic information you need and we will provide the study. CIVIL • TRANSPORTATION • ENVIRONMENTAL • CONSTRUCTION PO Box 5080 Lacay, Washington 98509-5080 360-491-3399 1-800-454-7545 Fax 360-491-3857 E-mail skillings@skillings.com www.skillings.com City of Yelm Attn: Tammy June 4, 2004 Page 2 Based on my notes of that conversation this should address your concerns. Please respond to the above items to confirm your concerns. If the new layout and drainage change is acceptable, what size and number of drawings should we send to you? Sincerely, SK/LLINGS-CONNOLLY, INC. Consulting Engineers ~,~,w~.~a a~ William H. Maibauer, PE WI-IM:p (G:/project/04017/Corres/ 6-4-04 Tammy comment Itr.doc) Enclosure cc: Dennis Balascio Yelm Property Development L.L.C. 16442 Middle Road SE Yelm, WA 98579 SKILLINGS CONNOLLI( June 4, 2004 #04017 City of Yelm Attn: Tammy P.O. Box 479 Yelm, WA 98597 RE: Willow Glen Phase I11, City of Yelm Dear Tammy: This letter is in response to your telephone call of June 2, 2004. You suggested the need for apre- submission conference. At this time we do not feel a conference is necessary. This is based on the comments in this letter and the attached documents. The issues you raised and responses are: • The lot configurations for lots 3,4, 12, 13 will not work. Please review the attached revised lot layout. All lots now have a minimum of 20 feet of frontage on a road. Road "B" has been shortened to meet the maximum length of 150 feet for fire trucks. No easements are required for access to a lot. • Flood plain elevation at 333 feet above sea level. I checked with the surveyor on staff who completed our survey. He stated that the 333- foot elevation is correct and was tied into an elevation benchmark. The line shown on the plat is the actual field survey of the elevation of 333 feet contour. With regard to the storm water pond in the flood plain, no fill will be placed in the flood plain. The plan is to excavate out our storm water pond as shown on the attached drainage plan drawing. The calculated depth in the pond for the 100-year storm even is 0.53 feet above pond bottom. The pond will be constructed to provide a minimum of 1- foot of freeboard above that elevation. Since there will not be a berm in the flood plain, this development will not create any additional flood hazard to another property or this proposed subdivision. • With regard to a traffic study, that was not submitted. Please send Skillings-Connolly a letter of what traffic information you need and we will provide the study. tlVll • TRANS~ORTFiT10N • ENVIRONMENTAL • CONSTR(1CTION DO Box 5080 LacQy, Washington 98509-5080 3b0-491-3399 1-800-454-7545 Fax 3b0-491-3857 E-mail skillings~isklllings.com www,skillings,com City of Yelm Attn: Tammy June 4, 2004 Page 2 Based on my notes of that conversation this should address your concerns. Please respond to the above items to confirm your concerns. If the new layout and drainage change is acceptable, what size and number of drawings should we send to you? Sincerely, SKILLINGS-CONNOLLY, INC. Consulting Engineers William H. Maibauer, PE Wi•iM:p (G:Iproject/04017/Corres/ 6-4-04 Tammy comment Itr.doc) Enclosure cc: Dennis Balascio Yelm Property Development L.L.C. 16442 Middle Road SE Yelm, WA 98579 ,~ C SKILLING CONNOLL June 4, 2004 #04017 City of Yelm Attn: Tammy P.O. Box 479 Yelm, WA 98597 Y RE: Willow Glen Phase III, City of Yelm Dear Tammy: This letter is in response to your telephone call of June 2, 2004. You suggested the need for apre- submission conference. At this time we do not feel a conference is necessary. This is based on the comments in this letter and the attached documents. The issues you raised and responses are: • The lot configurations for lots 3,4, 12, 13 will not work. C~~m~~ S . Please review the attached revised lot layout. All lots now have a minimum of 20 feet of frontage on a road. Road "B" has been shortened to meet the maximum length of 150 feet for fire trucks. No easements are required for access to a lot. ~.,,ro ~ g' i-zv < ~v~..t;. • Flood plain elevation at 333 feet above sea level. I checked with the surveyor on staff who completed our survey. He stated that the 333- foot elevation is correct and was tied into an elevation benchmark. The line shown on the plat is the actual field survey of the elevation of 333 feet contour. With. regard to the storm water pond in the flood plain, no fill will be placed in the flood plain. The plan is to excavate out our storm water pond as shown on the attached drainage plan drawing. The calculated depth in the pond for the 100-year storm even is 0.53 feet above pond bottom. The pond will be constructed to provide a minimum of 1- foot of freeboard above that elevation. Since there will not be a berm in the flood plain, this development will not create any additional flood hazard to another property or this proposed subdivision. • With regard to a traffic study, that was not submitted. Please send Skillings-Connolly a letter of what traffic information you need and we will provide the study. CIVIL • TRfINSi'OR7ATION • ENVIRONMENTAL • CONSTRUCTION DO IIox 5080 Lacay, Washington 98509-5080 360-491-3399 1-800-454-7545 Fax 3b0-491-3857 ~-mail skillings~skiUings.cvm www.skillingx.com ,y City of Yelm Attn: Tammy June 4, 2004 Page 2 Based on my notes of that conversation this should address your concerns. Please respond to the above items to confirm your concerns. If the new layout and drainage change is acceptable, what size and number of drawings should we send to you? Sincerely, SKILLINGS-CONNOLLY, INC. Consulting Engineers William H. Maibauer, PE WHM:p (G:IprojecU04017/Corres/ 6-4-04 Tammy comment Itr.doc) Enclosure cc: Dennis Balascio Yelm Property Development L.L.C. 16442 Middle Road SE Yelm, WA 98579 ~ ~ i ~ ~ fi "-I ~ $ g ~ ° \ GOc)~p9~`~C`~~ n m rfif r i ~ > _ t \ 4 o o m o q q v ~ p ~ c Ki ~ L^ ~o~',~ sn ri m° n A -~ ~ ~ ° 3 6S,tS.LS S ~ ~ f{'LL£ ~ ~ ~ ~ m m m r i i ~ ~ Z m 0 ~ \ ~ •. ~~ WA ~ { < o~ > ~ Z A Z Cj i 1- ~ .. m -+ n x m ~ '~ yzs ~' - O i D m ~ 2 v mlA~ A- V n f7 t o -' rn 9 A ~(!1 mN.~ O ~y(~ DOOA rn~ ~ U UI I ~ ~ ~n~~m ' + N~~rZ rn ~~ om Co ~z ~ m O D S ZOO r R ~ w D ~ V N Z C rn o Cm s rh ~o~ a m z zi r < y OD ~ ~ A ~ D S I ` ~~ A r OO C N 1 ~y2 Y ( y O O I ~~ vN~Am O \ O . -/ Ny ~ I O O m ~ ~ ImA rn0 ~" m O pOZ ~A mf TmD Z yA N "~ 1 U! m0 utO O ' Din A ~A O ~ Z ~ ~ b OZO INO nAi ~ D ~ I S ~S ~ I'Tl ~p0 O O O ~ D in IO n IDOD O Z~ m 01 N 100 Zr J m~ O 10 ~1<' ~ Z m ~ N `/1l l lJ q~ D Z ZZ O N ' ~ \ O \ O \ O m ~ D W U r Nfm m~ v 'I trig Gl m m p ~~ ~ O ~ j I Z ~ Z 'ay O n ~ Z v! ~_~ % Z to po 0 2m a O I ~ Oy s m 1n Z o0 o u ~" m s ~ y ~ ~ ~~ ~I cwt - O a1^i m O Z - m 01 ~zi I D o { ~ x m n~••~-~ VZN O ~ ~ C U r I t ~ O 1 •1 O D Z m O A Uf m U IA A 2 ° z pO ~ D ('_ ) i D ~ C U j O H Y L^ v Am rn ~ x z ~ f 0n Ao N D IO`1 o vo rn v ~ 3= n = ~m o ~ vy m D i 0 =per o n N ~ O m OVlo O '~ O Z m m ~ D ~oA ZZ Z O O ~y 0 m s ~ I .~------ _ O ~DM DO y Z ~ ~ ~'/I~ m u ~ ~ !•1 ~ ~ ~1 ~' U s I m I o x G o JJO'- ~y OZ n m v I -- ~_ -'-- ~ D ~_ - r0 Z ; ~ ~~- "~--- '~ 0 Z :,,' ~; ~~L ~~! j , o -a s~, ,mot" _ A ~'''" j _ It o n r D ~+ ~ 2 ~ I .-.. to O 07 y ~- ~ I ~ O orn Fr ~ ,n "-'n (7 N O x U `~ Z `~~ l t V1 ~ ~ ~ v ~i A C ~ ~ ® ~ _~ ~, m ~r o _A L~ i~ ~ ~ ti ~ N 1D t~ -=1 T -~ ~I ~ ~ V! 0 ~ y 5 x .y ~ D ~ J m ~ ~ ~ ~ ~ r1 < °] ~ ~ ' F p ~ ~ J ~ ~ ~' o ~! 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Box 479 Yelm, WA 98597 Project Number: 04017 ATTN: Planning Department RE: Prel. Plat, Willow Glenn III, Subdi~ ^sion WE ARE SENDING YOU THE FOLLOWING`ITEMS- COPIES DATE DESCRIPTION 12 Willow Glenn III, Prelimina Plat, 22" x 34" ~ Willow Glenn III, Prelimina lat, 11" x 17" 12 Roadwa Ian and rofile 1 Storm draina a anal sis and re ort 5 Environmental Checklist ~ Preliminar Plat A lication form ~ Landsca a Ian ~ Mailin labels for ro erties within 300 feet of develo ment 1 Draina a site Ian THESE ARE TRANSMITTED ^ For your ^ For action ^ For review ^ For our use information specified below and comment y ^ As requested REMARKS: Copies to: Loren Wade, owner Signed: Bill Maibauer If enclosures are not as noted, kindly notify us at once. vn mo m w v f -. ~ ~ ~ ~ b ( ~ ~ - ~ ~m mi ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ,~~ ~ ~ tpySpyS~p_~~ LS $ ~ ~ 1c' b A ~ { m ;t m ~ ~ y ~ > ~ ~ ~ \ ~ c g ~ ~ ~ ~ T ~ t+y ~ `py~pySOS: r C~ .S( ' A = N A '~~(~ Dpp fAlo C nyy Qy N N A ~ ~n~7Cm ~1 N ~ ~ ~ ~ . . ~ Z p - I 1 N Z V t, ~ Z D m 7~CmZ ~5 m K K C rn Obi O vO (.( Zm ~O "pO; p V 2 <m ~ Z ~ ,c I ~y5 ~s ~ r "~ N ° ti p p Z 1 .9 Z m r 2 II ~ C ( ~f -~ > ~ A O -~ V O ma ~ N Np~ O) D > > ~Fx~ N+ >Ip ~1 !G 3i o ~ ~ p - i pp - p c n n~ A m Z~ C t~l ~ u ~ ~ Z \ N I O r (^ $ ~ o o ai :iF (^s w°A AB' aA° o ~ C S O O O m O2 p C-1n bNj ~ ~ N I /S A A A ~ ~ Z +~ m m rn bO v C O Z~ ¢ 1~1 i m ~o WZf~ ~ IA p F ~ N } / ,' ` V ~ { A A A m r ii > F~ F O1 rip ~ Vri C~7 A W ON to ; O ~ I Z ~ , "C' ~ t ° Z -C m ~ N O Zm O r ~ZN X I ~ ~ u Z O Z pGr y p ~ 8 n ~ $ y O O Z I O N V ~ f ~ Q. 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