Environmental ReviewMitigated Determination of Non-significance
File Number SUB-05-0011-YL
Proponent: Bob Benum
Description of Proposal: Subdivide approximately 20 acres into 82 residential lots.
The project includes the construction of stormwater facilities, interior streets, and street
improvements to Wilkenson and Canal Roads.
Location of the Proposal: The project site is located west of Wilkenson Road and
north of Canal Road, bounded on the north by the Centralia Power Canal.
Section/Township/Range: Section 18, Township 17 North, Range 2 East, W.M.
Threshold Determination: The City of Yelm as lead agency for this action has
determined that this proposal does not have a probable significant adverse impact on
the environment. Therefore, an environmental impact statement (EIS) will not be
required under RCW 43.21 C.030(2)(c). This decision was made after review of a
completed environmental checklist and other information on file with the lead agency.
This information is available to the public on request.
Conditions/Mitigating Measures: See Attachment A
Lead agency: City of Yelm
Responsible Official: Grant Beck, Community Development Director
Date of Issue: June 13, 2005
line: June 28, 2005
App~Det)~y July 5, 2005
k, Community Development Director
This Mitigated Determination of Non-Significance (MDNS) is issued pursuant to Washington
Administrative Code 197-11-340(2). The City of Yelm will not act on this proposal prior to 5:00 p.m., July
5, 2005.
You may appeal this determination to the Hearing Examiner, at above address, by submitting a written
appeal no later than 5:00 p.m., June 6 2003. You should be prepared to make specific factual
objections. Contact Grant Beck, Community Development Director, to learn more about the procedures
for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The
applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction
permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Title (17),
Critical Areas Ordinance (14.08), Storm water Drainage Design and Erosion Control Manual (DOE),
International Residential Code, State Environmental Policy Act (SEPA) Title (14), Road Design
Standards, Platting and Subdivision Title (16), and the Shoreline Master Program.
DO NOT PUBLISH BELOW THIS LINE
Published: Nisqually Valley News, June 10, 2005
Posted in public areas: June 13, 2005
Copies to: All agencies/citizens on the SEPA mailing list and adjacent property owners
Department of Ecology
Attachment A -Mitigated Determination of Non-significance
SUB-05-0011-YL
Findings of Fact
1. This Mitigated Determination of Non Significance is based on the project as
proposed and the impacts and potential mitigation measures reflected in the
following environmental documents:
• Environmental Checklist (dated January, 2005, prepared by Apex
Engineering)
• Traffic Impact Analysis (dated January, 2005, prepared by Heath &
Associates)
• Preliminary Storm Drainage and Erosion Control Report (dated January,
2005, prepared by Apex Engineering)
2. The traffic impact analysis submitted as part of the subdivision application was
based on 80 lots and indicates that the project will generate 847 vehicles per day
of average weekday traffic, with a PM peak of 88 vehicles per hour. The project
would not decrease the level of service at all but two of the intersections studied.
The level of service at the intersections of Wilkenson and Canal and Wilkenson
and NP Road would decrease from the projects traffic. The traffic impact
analysis recommends that payment of the Transportation Facility Charge as
required pursuant to Chapter 15.40 Yelm Municipal Code will mitigate traffic
impacts identified in the report.
3. The Yelm School District has adopted a school mitigation requirement based on
the demand that new residential units create for additional school services and
facilities. Additional demands on the school system will be mitigated through the
requirement that the developer enter into a mitigation agreement with the District.
Mitigation Measures
1. The proposal will have a significant impact on the transportation system of the
City of Yelm which will be mitigated through the imposition of the Transportation
Facility Charge as required in Chapter 15.40 Yelm Municipal Code. The
proponent shall mitigate transportation impacts based on the new residential p.m.
peak hour trips generated by the project. The Transportation Facility Charge
(TFC) shall be based on 1.01 new peak hour trips per residential unit. The
proponent will be responsible for a TFC of $757.50 per dwelling unit which is
payable at time of building permit.
2. The proposal will have a significant impact on the Yelm School District which will
be mitigated through the negotiation of a school mitigation agreement with the
Yelm School District. Prior to final subdivision approval, the proponent shall
submit to the City of Yelm a signed school mitigation agreement between the
developer and the Yelm School District.
CITY OF YELM
ENVIRONMENTAL CHECKLIST
The State Environmental Policy Act (SEPA) requires all governmental agencies to consider the
environmental impacts of a proposal before making decisions. The purpose of this checklist is to
provide information to help identify impacts from your proposal, to reduce or avoid impacts from the
proposal if it can be done, and to help the City decide whether an EIS is required. An environment
impact statement (EIS) must be prepared for any proposal with probable significant adverse impacts on
environmental quality.
This environmental checklist asks you to describe some basic information about your proposal. The
City will use this checklist to determine whether the environmental impacts of your proposal are
significant and require preparation of an EIS. You must answer each question accurately, carefully and
to the best of your knowledge. Answer the questions briefly, but give the best description you can. In
most cases, you should be able to answer the questions from your own observations or project plans
without the need for experts. If you do not know the answer, or if a question does not apply to your
proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid
delays later. If the space provided is too small, feel free to attach additional sheets.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the City staff can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your
proposal or its environmental effects. You may be asked to explain your answers or provide additional
information for determining if there may be significant adverse impact.
Nonproject Proposals Only:
Complete both the checklist (even though many questions may be answered "does not apply") and the
Supplemental Sheet For Nonproject Actions (part D). For nonproject actions, the referenced in the
checklist to the words "project," "applicant," and "property or site" should be read as "proposal,"
"proposer," and "affected geographic area," respectively.
CITY OF YELM CITY USE ONLY
FEE: $150.00
ENVIRONMENTAL CHECKLIST DATE RECD
BY:
FILE NO.
A. BACKGROUND
1. Name of proposed project, if any: Preliminary Plat, Mountain Shadow
2. Name of applicant: Bob Benum
3. Address, phone number and email address of applicant and of any other contact
person: Benum Enterprises Inc. P.O. Box 73130, Pump, WA 98373
X235) 845-5555
4. Date checklist prepared: January 5 2005
5. Agency requesting checklist: City of Yelm
6. Proposed timing or schedule (including phasing, if applicable):
The applicant proposes to complete the project in two phases, within 5 years of
preliminaryplat approval
7. Do you have any plans for future additions, expansion, or further activity related
to or connected with this proposal? If yes, explain.
No plans for future additions other than the phasing schedule mentioned under
Item #6.
8. List any environmental information you know about that has been prepared, or
will be prepared, directly related to this proposal.
A traffic impact analysis will be prepared as part of this report.
9. Do you know whether applications are pending for governmental approvals of
other proposals directly affecting the property covered by your proposal? If yes,
explain.
None known.
10. List any government approvals or permits that will be needed for your proposal, if
known.
Preliminary Plat, Shoreline Management Substantial Development Permit, Site
Development Permit Approval, Final Plat, and Building Permits.
City of Yelm Environmental Checklist Page 1
11. Give brief, complete description of your proposal, including the proposed uses
and the size of the project and site. There are several questions later in this
checklist that ask you to describe certain aspects of your proposal. You do not
need to repeat those answers on this page.
The Applicant requests approval of a preliminaryplat application in order to
subdivide a 19.93-acre ownership into 80 lots for single-family residential use.
The subdivision will be served b~v of Yelm water and sewer systems and
public streets
12. Location of the proposal. Give sufficient information for a person to understand
the precise location of your proposed project, including a street address, if any,
and section, township, and range, if known. If a proposal would occur over a
range of area, provide the range or boundaries of the site(s). Provide a legal
description, site plan, vicinity map, and topographic map, if reasonably available.
You need not duplicate maps or detailed plans submitted with any permit
applications related to this checklist.
The project site is located west of Wilkeson Road, west of the railroad and south
of the Centralia Power Canal in the Southeast Quarter of Section 18, Township 17
North Range 2 East.
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one):
flat rollin hilly, steep slopes, mountainous, other
b. What is the steepest slope on the site (approximate percent slope)?
Approximatelypercent across a small portion of the site near its southeast
corner.
c. What general types of soils are found on the site (for example, clay, sand,
gravel, peat, muck)? If you know the classification of agricultural soils,
specify them and note any prime farmland.
The Soil Survey of Thurston County, Washin tg on, prepared by the U.S.
Department of Agriculture, Soil Conservation Service, lists the on-site soils as
Saanaway Gravell~y Loam, and Spanawa~y Sandy Loam.
City of Yelm Environmental Checklist Page 2
d. Are there surface indications or history of unstable soils in the immediate
vicinity? If so, describe.
e. Describe the purpose, type, and approximate quantities of any filling or
grading proposed. Indicate source of fill.
Approximately 30,000 cubic yards of rg aging will be done on-site in order to
build roads, utilit~ystems, and to prepare the site for future homes. No
export or import of material is anticipated.
f. Could erosion occur as a result of clearing, construction, or use? If so,
generally describe.
The probability that erosion would occur is extremely low due to the type of
soil on-site and the eg ntle gradients.
g. About what percent of the site will be covered with impervious surfaces after
project construction such as asphalt or buildings?
Roads, driveways, sidewalks and patios 14.5 percent. Buildings 21~
h. Proposed measures to reduce or control erosion, or other impacts to the earth,
if any:
A temporary erosion control plan will be submitted to the City prior to any
site development and will be implemented accordingly. Any erosion
potentials would be mitigated in accordance with Ci regulations.
2. Air
a. What types of emissions to the air would result from the proposal (i.e., dust,
automobile exhaust, odors, industrial wood smoke) during construction and
when the project is completed? If any, generally describe and give
approximate quantities if known.
During construction, dust and exhaust fumes will be generated by construction
etc uipment. On completion of the future residences, automobile exhaust and
possibly wood smoke will be emitted from the site as a result of normal
residential activities.
City of Yelm Environmental Checklist Page 3
b. Are there any off-site sources of emissions or odor that may affect your
proposal? If so, generally describe.
c. Proposed measures to reduce or control emissions or other impacts to air, if
any:
During construction the project will be watered, as necessary, to control dust.
3. Water
a. Surface Water
1) Is there any surface water body or wetland on or in the immediate
vicinity of the site (including year-round and seasonal streams,
saltwater, lakes, ponds)? If yes, describe type and provide names. State
what stream or river it flows into?
The Centralia Power Canal borders the site to the north.
2) Will the project require any work over, in, or adjacent to (within 300
feet) the described waters? If yes, please describe and attach available
plans.
Roads utilit~ystems and houses will be constructed within 300 feet
of the canal. See the accompanying application for Shoreline
Management Substantial Development for details.
3) Estimate the amount of fill and dredge material that would be placed in
or removed from surface water or wetlands and indicate the area of the
site that would be affected. Indicate the source of fill material.
None. See the accompan in application for Shoreline Mana eg_ ment
Substantial Development for details.
4) Will the proposal require surface water withdrawals or diversions?
Give general description, purpose, and approximate quantities if
known.
5) Does the proposal lie within a 100-year floodplain? If so, note
elevation on the site plan.
City of Yelm Environmental Checklist Page 4
No per the Federal Emer~ency Management Agencies' FIRM Panel
#5303100001A.
6) Does the proposal involve any discharges of waste materials to surface
waters? If so, describe the type of waste and anticipated volume of
discharge.
b. Groundwater:
1) Will groundwater be withdrawn, or will water be discharged to
groundwater? Give general description, purpose, and approximate
quantities if known.
No. The project will be served b~Cit~ water and sewer systems.
There will be no direct discharge to groundwater, but some releases
can be expected from on-site percolation from the stormwater release
system and individual lot roof drain percolation systems.
2) Describe the underlying aquifer with regard to quality and quantity,
sensitivity, protection, recharge areas, etc.
The Thurston County Critical Areas Inventory -Aquifer Recharge
Areas identifies this area as extreme.
3) Describe waste material that will be discharged into or onto the ground
from septic tanks or other sources, if any (such as domestic sewage;
industrial byproducts; agricultural chemicals).
There will be no direct discharge to groundwater, but some release can
be expected from on-site percolation from the stormwater release
system and individual lot roof drain percolation systems. Sanitary
sewer service to the subdivision will be provided by the City.
c. Water Runoff (including storm water):
1) Describe the source of runoff (including storm water) and method of
collection and disposal, if any (include quantities, if known). Where
will this water flow? Will this water flow into other waters? If so,
describe.
Stormwater runoff from the roads and other impervious surfaces will
be collected and directed in a pi e~system to the stormwater treatment
and infiltration system to be located in Tract A. There will be
individual percolation systems on each lot, where soils permit, to
City of Yelm Environmental Checklist Page 5
percolate stormwater from roof patio and driveway drainage. All
aspects of the storm drainage system design will be subject to review
and approval by the City.
2) Could waste materials enter ground or surface waters? If so, generally
describe.
Seela
3) Proposed measures to reduce or control surface, ground, and runoff
water impacts, if any:
Maintenance of a stormwater collection treatment and release system
is extremelyimportant. Cooperation between the City, the developer
and future homeowners could result in education programs desi ng ed to
provide information and technical expertise to ensure that water
quality is maintained and that the system functions properly.
Information re arg ding the proper use of fertilizers, pesticides and
herbicides could be provided in an effort to reduce water quality
impacts.
4. Plants
a. Check or circle types of vegetation found on the site:
X deciduous tree: alder, maple, oak, aspen, other
X evergreen tree: fir, cedar, pine, other
X shrubs
_ grasses
pasture
crops or grams
_ wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other
water plants: water lily, eelgrass, milfoil, other
other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
Most natural vegetation in the area of the roads and lots will be removed.
Natural vegetation will be retained to the maximum extent possible in the area
of the canal and in the open space Tract B. Tract B comprises approximately
percent of the site.
c. List threatened or endangered species known to be on or near the site.
None known.
City of Yelm Environmental Checklist Page 6
d. Proposed landscaping, use of native plants, or other measures to preserve or
enhance vegetation on the site, if any:
Appropriate landscaping will be provided through adherence to the City's
landscape code Please see the accompanying Conceptual Landscape
Planning Plan for details of street and open space planting. Also, each lot
would be expected to provide its own landscape program
5. Animals
a. Circle any birds and animals that have been observed on or near the site or are
known to be on or near the site:
Birds: hawk, heron, ducks, eagle songbir s other:
Mammals: deer, bear, elk, beaver, other:
Fish: bass, salmon, trout, shellfish, other:
b. List any priority, threatened or endangered species known to be on or near the
site.
None known.
c. Is the site part of a migration route? If so, explain.
None known.
d. Proposed measures to preserve or enhance wildlife, if any:
See 4.b. above.
6. Energy and Natural Resources
a. What kinds of energy (electric, natural gas, gasoline, heating oil, wood, solar
etc.) will be used to meet the completed project's energy needs? Describe
whether it will be used for heating, manufacturing, transportation, etc.
Electricity and natural gas will be utilized as principal heatin ag_ nd li hg ting
sources for the future single-family residences.
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
City of Yelm Environmental Checklist Page 7
c. What kinds of energy conservation features are included in the plans of this
proposal? List other proposed measures to reduce or control energy impacts, if
any:
All structures will be constructed to meet current building codes.
7. Environmental Health
a. Are there any environmental health hazards, including exposure to toxic
chemicals, risk of fire and explosion, spills, of hazardous waste, that could
occur as a result of this proposal? If so, describe.
1) Describe special emergency services that might be required.
2) Proposed measures to reduce or control environmental health hazards,
if any:
None proposed due to lack of significant environmental impacts.
b. Noise
1) What types of noise exist in the area which may affect your project
(for example: traffic, equipment operation, other)?
2) What types and levels of noise would be created by or associated with
the project on a short-term or a long-term basis (for example: traffic,
construction, operation, other)? Indicate what hours noise would come
from the site.
Noise associated with construction and development of the property
will have ashort-term impact during regular working hours. Full
development of the project will have a longer term impact limited to
typical residential community background noise.
3) Proposed measures to reduce or control noise impacts, if any:
No special measures are proposed due to lack of significant
environmental impacts. Also, see 4.b. above.
City of Yelm Environmental Checklist Page 8
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties?
North -Centralia Power Canal and Residential (Nisqually Pines)
South and West -Large parcel single-family and agriculture
East -Mountain Sunrise Residential Development
b. Has the site been used for mineral excavation, agriculture or forestry? If so,
describe.
The site may have been used for pasture. Currently, it is vacant, unimproved
and not actively used.
c. Describe any structures on the site.
d. Will any structures be demolished? If so, what?
No
e. What is the current comprehensive plan designation of the site?
Urban.
f. What is the current zoning classification of the site?
R-4 Residential.
g. If applicable, what is the current shoreline master program designation of the
site?
Urban.
h. Has any part of the site been classified as a "natural resource", "critical" or
"environmentally sensitive" area? If so, specify.
i. Approximately how many people would reside or work in the completed
project?
Approximately 203 at a multiplier of 2.54.
City of Yelm Environmental Checklist Page 9
j. Approximately how many people would the completed project displace?
None.
k. Proposed measures to avoid or reduce displacement impacts, if any:
1. Proposed measures to ensure the proposal is compatible with existing and
projected land uses and plans, if any:
The proposal is compatible with the comprehensive plan, zoning and
subdivision codes.
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether
high, middle, or low-income housing.
80 middle income.
b. Approximately how many units, if any, would be eliminated? Indicate
whether high, middle, or low-income housing.
None.
c. Proposed measures to reduce or control housing impacts, if any:
None proposed.
10. Aesthetics
a. What is the tallest height of any proposed structure(s), not including antennas;
what is the principal exterior building material(s) proposed?
35 feet. The principal exterior building material proposed is wood.
b. What views in the immediate vicinity would be altered or obstructed?
c. Proposed measures to reduce or control aesthetic impacts, if any:
See 4.b. above.
City of Yelm Environmental Checklist Page 10
11. Light and Glare
a. What type of light or glare will the proposal produce? What time of day would
it mainly occur?
The future development will produce exterior and interior lighting tyt~ical of a
sin leg family residential community.
b. Could light or glare from the finished project be a safety hazard or interfere
with views?
The light generated from the completed development is not likely to interfere
with views or affect wildlife.
c. What existing off-site sources of light or glare may affect your proposal?
d. Proposed measures to reduce or control light and glare impacts, if any:
See 4.b. above.
12. Recreation
a. What designated and informal recreational opportunities are in the immediate
vicinity?
Golf courses playgrounds, hiking trails and sports centers are easily
accessible from the proposed project site.
b. Would the proposed project displace any existing recreational uses? If so,
describe.
c. Proposed measures to reduce or control impacts or provide recreation
opportunities:
The project will provide footpaths in the open space Tract B.
City of Yelm Environmental Checklist Page 11
13. Historic and Cultural Preservation
a. Are there any places or objects listed on, or proposed for, national, state, or
local preservation registers known to be on or next to the site? If so, generally
describe.
None known.
b. Generally describe any landmarks or evidence of historic, archeological,
scientific, or cultural importance known to be on or next to the site.
None known.
c. Proposed measures to reduce or control impacts, if any:
None proposed If any historic or archaeolo~icall~gnificant artifacts are
discovered all_project action will stop and the interested agencies notified.
14. Transportation
a. Identify sidewalks, trails, public streets and highways serving the site, and
describe proposed access to the existing street system. Show on site plans, if
any.
Existing and proposed access to the site is provided by Wilkeson Road. See
site plan for details.
b. Is site currently served by public transit? By what means? If not, what plans
exist for transit service?
No. No known plans exist to serve the site with transit.
c. How many parking spaces would the completed project have? How many
would the project eliminate?
Provided 160, eliminated 0.
d. Will the proposal require any new sidewalks, trails, roads or streets, or
improvements to existing sidewalks, trails, roads or streets, not including
driveways? If so, generally describe (indicate whether public or private).
New sidewalks and traffic land improvements will be provided along the
Wilkeson Road frontage. Sidewalks will be provided along the internal
subdivision streets. Off-road foot paths will be installed in open space Tract
City of Yelm Environmental Checklist Page 12
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
The project is adjacent to the railroad but will not use rail service.
f. How many vehicular trips per day would be generated by the completed
project? If known, indicate when peak volumes would occur.
Approximately 800.
g. Proposed measures to reduce or control transportation impacts, if any:
See 14.d. above. Adequate sight distance will be provided at intersections.
The TFC per Chapter 15.40 will apply.
15. Public Services
a. Would the project result in an increased need for public services (for example:
fire protection, police protection, health care, schools, other)? If so, generally
describe:
It is anticipated that the completed project may increase the need for fire
protection, police protection and schools.
b. Proposed measures to reduce or control direct impacts on public services, if
any.
The impacts on public services will be mitigated through payment of an
assortment of taxes and fees by the developer and future property owners.
16. Utilities
a. Circle utilities currentl available at the site: lectrici natural gas, water,
refuse service telephone sanitary sewer, septic system, other.
b. Describe the utilities that are proposed for the project, the utility providing the
service, and the general construction activities on the site or in the immediate
vicinity which might be needed.
Water: City of Yelm
Sewer: City of Yelm
Natural Gas: PSE
Electrical Power: PSE
Telephone: Yelm Tel~hone Co.
Cable: Yelm Telephone Co.
City of Yelm Environmental Checklist Page 13
C. SIGNATURE
The above answers are true and complete to the best of my knowledge. I understand
that the City of Yelm is relyiri~on them to make its decision.
~ ~
Signature: _ ' - ~ S ~
Date Submi~d: ~ ~' / / ~ ~ /
I/29177/dots-rpts/docs_tk010405
City of Yelm Environmental Checklist Page 14