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Notes2 City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting October 21, 2004 These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Tahoma Terra, LCC 4200 6th Avenue SE Lacey, WA 98503 Property Owner: Henry Dragt 14848 Longmire Street Yelm, WA 98597 Project Proposal: Master Planned Community - 220 acre mixed use development. Project Location: At the end of Longmire Street in a portion of Sections 23 and 24, Township 17 North, Range 1 East, W.M. Zoning The property is identified by the Comprehensive Plan map as Master Planned Community. Within this district, development may be allowed through approval of a master site plan and final master site plan by the City. The purpose of the master plan process is to protect and improve the public health, safety and welfare by pursuing the following objectives: A. To ensure that future growth and development which occurs as the result of a master plan is in accord with the comprehensive plan and the planning policies of the city; B. To provide for large-scale projects that incorporate a full range of land uses, where appropriate and where consistent with the comprehensive plan; C. To encourage innovations and creativity for the safe, efficient and economic use of land; D. To ensure and facilitate the provision of adequate public services such as transportation, water, sewage, storm drainage, electricity and open space; E. To encourage efficient patterns of land use which, where appropriate, decrease trip length of automobile travel and encourage trip consolidation, increased public access to mass transit, bicycle routes and other alternative modes of transportation; F. To improve the design, quality and character of new development so as to reduce energy consumption and demand, and to minimize adverse environmental impacts including degradation of wildlife habitat and important natural features in the area; master plan for the site; G. To foster and ensure a rational pattern of relationships between residential, business and industrial uses so as to complement and minimize impacts on existing neighborhoods; H. To ensure coordination of commercial and industrial building designs which will be harmonious and blending with each other and the natural environment. A Master Planned Community can have any mix of land uses provided the plan is consistent with the Comprehensive Plan. All standards of the zoning code and subdivision code, including setbacks, building heights, road sections, and land uses, are established by the master site plan. The application for the master site plan approval must clearly establish the proposed development regulations for each phase of the proposed master site plan. Existing standards from similar zoning districts may be used as a base for the MPC requirements, although the developers may wish to review setbacks and building height to create unique neighborhoods within the project. The master planned development, at a minimum, should: Create a neighborhood that complements and extends the land use patterns within the City. Provide for an average gross density of at least 4 units per acre. Provide a mix of housing types, styles, and density. Commercial areas should be limited to serving the residents of the proposed master planned community and not compete with the other commercial zones within the City. Provide appropriate public services to serve the proposed community. Critical Areas Pursuant to the previous environmental documents, there are wetlands and associated buffers located on the property generally located near Thompson Creek. Any new use within the wetland buffers must be addressed in the updated environmental review documents. The only encroachment into the wetland buffers proposed by the previously approved master site plan was the road crossing, which follows the path of an existing crossing. The entire City of Yelm is within a critical aquifer recharge area. Development standards are in place to mitigate any potential adverse impacts to the aquifer. Any deviations in the development standards proposed for the master planned development will have to include equal or better protections. Transportation The SW Yelm Annexation and previous applications for master planned communities within the annexation area all proposed a boulevard connecting SR 510 (Yelm Avenue West) at a realigned Killion Road to SR 507. This route is part of the Yelm Comprehensive Transportation Plan and must be part of any new application for development of the subject site. The City will require that the portion of the Boulevard that extends from the project site north to SR 510 (Yelm Avenue West) be acquired through a dedication by the property owners to the City of Yelm or protected through another instrument approved by the City, such as a three party agreement in which the City automatically acquires title to the corridor at a certain phase of development or through formation of a Local Improvement District, prior to Council approval of a final master site plan. The transportation impact analysis submitted with the application should clearly identify what road system improvements are required at each phase of development. It is anticipated that the Boulevard would be required to be constructed along with phase two of the project, with improvements to Longmire Street, the intersection of Longmire/Cullens and Yelm Avenue West, McKenzie Avenue, and Mosman to SR 507 required at different phasing points. The importance of the Longmire/McKenzie/Mosman link to SR 507 is due to the Boulevard not being constructed through the annexation area to SR 507 as part of this proposed master planned community. The TIA and the phasing plan for the master planned development will have to clearly identify at what point various improvements to the transportation system will be required. No phase will be allowed to adversely impact the existing transportation system if additional improvements would mitigate those impacts. The TIA should also address the safety and convienance impacts of having a single access point to the portion of the development west of Thompson Creek. If the Thurston Highlands portion of the Boulevard is not complete (the connection to SR 507), there are many homes that would be served by a single access point. Alternate accesses may be required for the western portion of the development until such time as the Boulevard is complete. Water The proposed site is currently not connected to the City of Yelm water system. An existing water main is located near the intersection of Berry Valley and Longmire. This main would be required to be extended to serve the proposed development. Much of the water system infrastructure planning for the SW Yelm Annexation area was complete as part of previous master site plan applications. The present proposal will, at a minimum, be required to loop the planned water system from Nisqually Estates to Longmire Street to Yelm Avenue at the Killion Road Extension. On-site storage to serve the needs of the proposed community will likely be required for the master planned community. The first proposed phase of 88 lots may be processed to final subdivision approval without a transfer of water rights from the Dragt property to the City as a credit by the City towards future water rights transfer. All other phases will require a transfer of water rights to the City before a subdivision may be processed. The details of water rights transfer will be part of the conceptual master plan approval. Water connection fees would be established through the agreement for water rights transfer. If reclaimed water is utilized within the master planned community in order to lower the per household potable water usage, it is possible that any water rights transfer will support additional housing units within the proposed master site plan. The City encourages the use of reclaimed water and would encourage creative usage within the development. A reclaimed water line has been planned through the development as part of the Boulevard corridor to serve the proposed project site and the Thurston Highlands property. Sewer TC \l1 " The proposed site is currently not connected to the City of Yelm’s STEP sewer system. The closest existing line in the sewer basin in which the site is located near the corner of Berry Valley and Longmire. However, the project site is in a different sewer basin than the existing line. The City will allow phase I to connect to the existing line provided that the developer shows that this connection will not adversely impact the ability to fully connect all future development within each of the impacted sewage basins. If approved, the 3 inch line would have to be extended to the project site along Longmire Street. Sewer connections for all future phases would be through a new connection to the sewer treatment plant within the right-of-way of the Killion Road extension to Killion Road to Coates Road to Rhoton Road to the sewer treatment plant. This line was planned to serve the SW Yelm Annexation area and would have to be installed prior to phase 2 of the proposed master planned community. Line sizes would be reviewed as part of the civil plan submission and may be adjusted if the proposed use generates more sewer usage than anticipated by the sewer plan. A latecomers agreement may be requested by the developer. This project will be required to install a modified City of Yelm STEP sewer tank assembly to serve each household. Each home would connect to a standard detail tank which would gravity flow to a pressure chamber that would serve between 5 and 15 households. The STEP tanks would be located on each lot pursuant to the details in the development guidelines, while the pressure chamber would be located in the street right-of-way. Telemetry may be required in the pressure chambers. Commercial and multi-family connections would be per the details in the development guidelines. Currently, sewer connection fees are $5,269.00 per equivalent residential unit. This fee is subject to change and is collected at the time of building permit issuance. Fire Protection All projects need to have fire protection for the buildings pursuant to the International Fire Code. Impacts of the proposal to the Fire District will be reviewed as part of the application and it is possible that mitigation measures from dedicating property for a fire station to construction of a fire station may be required of the development. Stormwater  TC \l1 " The City of Yelm has adopted the 1992 DOE Stormwater Manual and all stormwater treatment must meet the standards of this manual. The master planned community can propose alternate methods for the treatment of stormwater as part of the application process. The City will consider alternate methods provided that: They are approved by the Department of Ecology as providing equal or better treatment than the standard provisions of the 2001 Stormwater Manual. They do not require maintenance beyond a typical stormwater system in Yelm which meets the standards of the 1992 Stormwater Manual. They are clearly community property and not easily subject to encroachment by adjacent property owners (such as drainage swales in the right-of-way). State Environmental Policy Act Process A SEPA threshold determination will be required before action is taken on the Master Site Plan application. An Environmental Impact Statement was prepared for the Annexation of the subject property and a supplemental EIS was prepared for a previous application for a Master Planned Community. An expanded environmental checklist will be required initially to review the changes and the impacts attributable to those changes in the present proposal from the previous application. The expanded checklist should include the following environmental documents: Traffic Impact Analysis. Preliminary Stormwater Plan. Information on additional demands for Fire, Basic Life Support, and Police services. Phasing of proposed improvements to mitigate potential significant environmental impacts. The SEPA threshold determination is appealable to the Hearings Examiner, who would hold an open record hearing on the issue. The Examiners decision may be appealed to City Council, which would conduct a closed record hearing and determine if the Examiners decision was contrary to law and supported by substantial evidence. Master Site Plan Review Process A Master Plan Development application as established by Chapter 17.62 YMC is a several step process. 1. A conceptual Master Site Plan is reviewed by the Hearing Examiner and City Council. This process establishes the ‘zoning’ of the property within the master planned community and the development regulations for the development of the property within the master planned development. This conceptual plan should contain an overview of the various phases of the master planned community. 2. The final Master Site Plan is reviewed by the Examiner and the City Council. This process contains the details of phasing, improvements required at each phase, the specific development standards for each phase (lot size, setbacks, height limitations, etc.) and the phasing of required improvements. This is effectively the zoning code, development guidelines, and capital facilities plan for the master planned community. The details of the water rights transfer agreement would be part of this approval. 3. Development Approval. The processing and approval of individual development proposals within the master planned development. These permits will be reviewed for consistency with the adopted standards for the master planned community and the final master site plan. A conceptual master site plan may be processed simultaneously with a final Master Site Plan for the first phase or several phases of the development, as can a preliminary subdivision application for the first phase (88 lots). In order to complete this review in a single action, the application must contain sufficient detail of the proposed uses in each phase to evaluate whether the conceptual plan is consistent with the Comprehensive Plan. The final Master Site Plan could cover phase I or all development east of Thompson Creek and would have contain sufficient information to review subsequent development applications, including the standards for development and phasing of improvements. The preliminary subdivision will require the information and process established by the Yelm Subdivision Code. Developer Agreement If the proposal proceeds beyond the pre-submission meeting, it is appropriate to enter into a developer agreement between the City and the property owners to clearly delineate the review process and the fees associated with the review of the project, which will require close coordination between the developer, the City, and consultants retained by the City for their expertise in infrastructure planning and design.  Application Requirements for Conceptual Plan Form and Contents of Application for Conceptual Approval of the Master Plan. An application for conceptual approval shall be submitted to the planning department for reporting to the planning commission and shall include: Textual Information. a. Name, address, zip code and telephone number of applicant, b. The names, addresses, zip codes and telephone numbers of all landowners within the subject property, c. The names and addresses of all property owners within 1,000 feet of the site, d. The legal description and tax parcel number(s) of the subject property, e. The existing zoning and plan designation on the subject property, f. The acreage contained within the proposed master plan area; the number of dwelling units permitted and proposed; and the number of dwelling units per acre of land permitted and proposed, g. The total acreage of nonresidential uses permitted and proposed, by type of use, h. Applicable school district(s), fire district(s) or departments and other special purpose districts, i. The means by which the proposed master plan meets the objectives of YMC 17.62.020, j. Proposed amendatory language for the applicable sub-area plan, k. Anticipated phasing of development, l. General description of options for source(s) of water supply, method(s) of sewage disposal, methods of stormwater control and means to handle hazardous materials and hazardous waste if applicable, m. Identify potential major anticipated adverse environmental impacts and general mitigating measures, including off-site improvements, which may be incorporated in a subsequent master plan by submitting an environmental checklist as required by WAC 197-11-315, n. An explanation of all features not readily identifiable in map form; Conceptual Plan and Supporting Maps. a. A vicinity map showing the location of the site and its relationship to surrounding areas, including existing streets and major physiographic features such as railroads, lakes, streams, shorelines, schools, parks or other prominent features, b. Parcel boundaries, c. Freeways, highways and streets servicing and abutting the area and parcel, d. The existing zoning and comprehensive plan designation for all areas of the proposed master plan area, e. Generalized proposed land uses including: i. Potential uses, ii. Range of densities and housing types, iii. Phasing of development, iv. Any proposed zoning or development plan changes, f. Multimodal transportation plans, with proposed major routes, points of ingress and egress and the relation to existing and proposed area transportation facilities, g. Existing site conditions including watercourses, wetland area, floodplains, unique natural features, forest cover, steep slopes and elevation contours of appropriate intervals to indicate the topography of the entire tract for a reasonable distance beyond the boundaries of the proposed development to include adjacent or nearby lands where project impacts are relevant.  Application Requirements for Conceptual Plan An application for master plan approval shall include: Textual Information. a. Name, address, zip code and telephone number of applicant, b. The names, addresses, zip codes and telephone numbers of all landowners within the subject property, c. The names and addresses of all property owners within 1,000 feet of the site, d. The legal description of the subject property, e. The zoning on the subject property, f. The acreage contained within the proposed master plan; the total number of dwelling units being proposed; and the average number of dwelling units per acre of land, g. The number and acreage of each type of dwelling units proposed, h. The acreage of open space (including a separate figure for active recreation space) to be contained in the master plan, and the percentage it represents of the total area, i. The total acreage of each type of nonresidential use, including the approximate floor area and type of commercial and industrial uses, j. The source of water supply, including the specific type of facilities involved, their capacities and the estimated timing of completion of these facilities, k. The method of sewage disposal, to include the name of sewer operator, if any, including the specific type of facilities involved, their capacities and the estimated timing of completion of these facilities, l. A plan for hazardous waste control if appropriate, including the specific type of facilities involved, their capacities and the estimated timing of completion of these facilities, m. Applicable school district(s), fire district(s) or department(s) and other special purpose districts, n. The means by which the proposed master plan meets the objectives of YMC 17.62.020, o. A development schedule indicating the approximate date when construction of the master plan or stages of the master plan can be expected to begin and be completed, including the approximate size in acres of each phase, and the proposed phasing of construction of public improvements and recreational and common open space areas, p. The proposed means of financing and allocation of responsibility for providing the utilities and services required as a result of the development, including off-site facilities and improvements. These utilities and services shall include, but not be limited to, water, sewer, streets and highways, schools, fire protection, parks, stormwater control and disposal of wastes, including toxic wastes (if any), q. When no environmental impact statement is required, identify major anticipated adverse environmental impacts and specify mitigating measures, including off-site improvements, r. Information on land areas adjacent to the proposed master plan to indicate the relationships between the proposed development and that which is existing and proposed in adjacent areas, including land uses, existing structures, ownership, tracts, streets and unique natural features of the landscape, s. The means of meeting any other requirements imposed as a condition of conceptual approval of the master plan; Master Plan Map and Supporting Maps. A master plan map and any maps necessary to show the major details of the proposed master plan must contain the following minimum information at an appropriate scale, as determined by the planning department: a. The boundary lines of the subject property, scale and north arrow, b. Existing site conditions including watercourses, wetland area, floodplains, unique natural features, forest cover, steep slopes and elevation contours of appropriate intervals to indicate the topography of the entire tract for a reasonable distance beyond the boundaries of the proposed development to include adjacent or nearby lands where project impacts are relevant, c. Location and nature of each land use, including type and density of dwelling units and type of commercial, industrial and other uses, d. Approximate location of existing and proposed arterial and collector streets and major pedestrian and bicycle routes, and a multimodal transportation plan, e. The approximate location and size of all areas to be conveyed, dedicated or reserved as common open spaces, public parks, recreational areas, school sites, fire stations and similar public and semipublic uses, f. Master drainage plan, including stormwater control, g. Development phasing, h. Open space network, i. Existing and proposed sanitary sewers and water lines, j. Information on land areas adjacent to the proposed master plan to indicate the relationships between the proposed development and that which is existing and proposed in adjacent areas, including land uses, existing structures, ownership tracts, streets and unique natural features of the landscape, k. Any additional information as required by the planning department necessary to evaluate the character and impact of the proposed master plan (e.g., soils, geology, hydrology or ground water).