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L
OFFICE OF THE HEARING EXAMINER
CITY OF YELM
REPORT AND DECISION
CASE NO.: SUB-05-0096-YL -COUNTRY VISTA
APPLICANT: Landshapes Northwest, Inc.
AGENT: 2M Enterprises
15345 Sunwood Blvd. Ste. 302
Tukwila, WA 98188
SUMMARY OF REQUEST:
The applicant is requesting preliminary plat approval to allow subdivision approximately
3.01 acres into 16single-family residential lots. The property is zoned R-6 Medium Density
Residential, which allows up to 6 dwelling units per acre.
SUMMARY OF DECISION:
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 July 5, 2005.
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
Attachmenres
TAMI MERRIMAN appeared, presented the Community Development Department Staff
Report, and testified that the City gave proper notice. The property to the north is improved
with a single family residential subdivision. The applicant proposes an underground storm
water system with a park and open space on the surface. The applicant mint satisfy its
-1-
obligation under a latecomers agreement for both water and sewer. The R6 classification
as no minimum lot size and the applicant will replace trees on a one to one basis.
JOHN LUBBESMEYER, applicant, appeared and testified that they will mitigate for tree
removal. He ascertained that planting within the planting strips along the road does not
satisfy the code, but that he can distribute trees throughout the site. He has reviewed the
conditions-and had a question on the tree mitigation only.
- No one spoke. further in this matter and so the Examiner took the request under.
advisement and the hearing was concluded.
NOTE: A complete record of this hearing is available in the City of Yelm Community.
Development-Department
- FINDINGS: CONCLUSIONS AND DECISION:
FINDINGS:
1. The Hearing Examiner has admitted documentary evidence into the record, heard
testimony, and taken this matter under advisement.
2. A Mitigated Determination of Nonsignificance was issued on May 16, 2005.
3. Notice of the date and time of the public hearing was published in the Nisqually
Valley News in the legal notice section on Friday, June 24, 2005.
4. The applicant has a possessory ownership interest in a 3.01 acre, rectangular parcel
of property abutting the west side of Mountain View Road, north of its intersection
with SR-510 and south of its intersection with 89th Avenue SE within the City of
Yelm. The applicant requests preliminary plat approval to allow subdivision of the
site into 16 single family residential lots.
5. The preliminary plat map shows that the parcel abuts Mountain View Road for 396
feet and measures 333 feet in depth. All improvements on the site to include a
single family residential dwelling, shed, and wellhouse will be removed as part of the
site development. The preliminary plat map shows access via a single, internal plat
road extending west from Mountain View Road and then curving to the north and
terminating in a cul-de-sac. All lots will access onto the internal plat road. The storm
drainage/open space tract is located in the southwest corner of the site and
accessed by a 20 foot wide pipestem.
t
6. Surrounding uses include a single family subdivision to the north and west and
urplatted property with a single family dwelling to the south. A vacant parcel to the
-2-
east across Mountain View Road has previously received preliminary plat approval.
The proposed preliminary plat fits well with the surrounding area and its
development into single family subdivisions.
7. The site is located within the Moderate Density Residential (R6) zone classification
of the Yelm Municipal Code (YMC). Section 17.15.020(A) YMC authorizes single
family residential dwellings and duplexes as outright permitted uses so long as the
gross density does not exceed six dwelling units per acre and does not fall below
three dwellings units per acre. The R6 classification has. no minimum lot size
requirement. The preliminary plat proposes a density of 4.91 dwelling units per acre,
consistent with the R6 classification. Section 17.15.050 YMC requires setbacks of
25 feet from collector streets, 35 feet from arterials, and 15 feet from local streets.
-The minimum side yard setback must equal five feet and the total of both side yards
must equal 12 feet. Rear yard setbacks must equal 25 feet-and the maximum
building area coverage cannot exceed 50% of the lot size, and the maximum
development coverage may not exceed 75% of the-lot size. The rectangular lots will
allow a reasonably sized building pad for single family residential homes which can
meet all required setbacks. The preliminary plat complies with all bulk regulations
of the R6 zone classification.
8. Chapter 14.12 YMC requires that the applicant dedicate a minimum of 5% of the
proposed parcel area as usable open space. The plat map shows that Tract A
measures 8,653 square feet, which calculates to 6.6% of the site. The plat makes
appropriate provision for open space, parks and recreation, and playgrounds.
9. A mitigating measures in the MDNS requires the applicant to enter a school
mitigation agreement with the Yelm School District to offset the impact on the district
of school aged children residing in the plat. Entry of such agreement will ensure that
the plat makes appropriate provision for schools and school grounds.
10. Mitigating measures in the MDNS require the applicant to improve the west half of
Mountain View Road to City Neighborhood Collector standards along the property
frontage. The applicant must also improve the internal road to City Local Access
Residential standards. A further mitigating measure requires compliance with the
City transportation facility charge of $757.50 per dwelling unit payable at the time
of building permit. All lots will access onto the internal plat road and adequate
entering and stopping sight distance is available at the intersection of the plat road
and Mountain View Road. Mountain View Road provides direct access to SR-510.
Section 16.16.090 YMC requires that preliminary plats provide for the continuation
of streets to adjoining subdivisions and to adjacent properties not yet subdivided.
In the present case, the internal plat road terminates in a cul-de-sac and provides
no continuation. However, the subdivision to the north provides for a connection of
Mountain View Road and Burnett Street, and the subdivision application to the
-3-
south will provide a second connection between Mountain View Road and Burnett
Street. The subdivision to the east does not provide a continuation to the east, and
subdivision lots abut the entire west property line of said plat parcel. The plat
makes appropriate provision for streets, roads, alleys, and other public ways.
11. The City of Yelm will provide both domestic water and fire flow to the site from an
existing water main in Mountain View Road. The City wilt also provide sanitary
sewer service from an existing sewer main located in Mountain View Road. The
applicant must comply with the latecomers agreements .for both water and sewer
line construction. The plat makes appropriate provision for potable water supplies
and sanitary waste.
12. The applicant-will construct the storm water drainage-facilities-to City standards ~as
set forth in the 1992 Department of Ecology Stormwater-Manual which requires both
treatment and -runoff control: The applicant's conceptual drainage design provides
for treatment and infiltration of storm water.-Construction of the storm drainage
facility to City standards will ensure that the plat makes appropriate provision for
drainage ways.
13. The applicant will construct curb, gutter, and sidewalk on both sides of the internal
plat road and along the west side of Mountain View Road across the plat frontage.
The applicant will also provide adequate street lighting to ensure safety to
pedestrians, vehicles, and homeowners. The plat makes appropriate provision for
safe walking conditions.
14. The site plan shows trees abutting the driveway for the existing single family home.
Construction of the plat will require removal of many of said trees. A mitigation
measure requires the applicant to replace trees at a minimum of 1:1. These
replacement trees are in addition to street trees and may be scattered throughout
the site to include the open space tract.
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
the bulk regulations of the Moderate Density Residential (R6) zone classification
and all other development regulations.
3. 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
-4-
recreation, playgrounds, schools and school grounds, sidewalks, and safe walking
conditions.
4. The proposed preliminary plat will provide an attractive location for a single family
residential subdivision near Yelm High School and the downtown area. Therefore,
-the preliminary plat should be approved subject to the following conditions:
1. The proponent shall comply with the mitigation requirements of the MDNS
issued on May 16, 2005 to include:
a. 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. Credit should be given for the existing
single-family dwelling.
b. Prior to final subdivision approval, the proponent shall complete the
following transportation improvements:
i. The west half of Mt. View Road shall be improved to City
Standards for a Neighborhood Collector along the property
frontage.
ii. All interior streets shall be improved to City Standards for a Local
Access Residential.
c. Temporary erosion control systems to be approved by the City of
Yelm.
d. The proponent shall provide at least 5% of total acreage as
qualified open space.
e. The proponent shall enter into an agreement with Yelm Community
Schools to mitigate project impacts to the School District.
f. The developer shall mitigate tree loss at a minimum of 1-1 for trees
that cannot be preserved.
2. 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.
3. All conditions for cross connection control as required in Section 246-290-
490 WAC.
-5-
4. The proponent shall pay the latecomer fee associated with the existing water
line at the time of connection.
5. All planting strips and required landscaping located in any open space and
stormwater tract, and along Mountain View Road shall be served by an
irrigation system with a separate water meter and an approved backflow
prevention device.
. 6. 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.
7. - The proponent shall pay the latecomer fee_ associated with the existing sewer
line at the time of connection.
8: The proponent shall design and construct all stormwater facilities m
accordance with the 1992 DOE stormwater Manual, as adopted by the City
of Yelm. Best Management Practices (BMP's) are required during
construction. A 10-foot setback from all property lines and easements are
required for stormwater facilities.
9. The plan shall be submitted with civil engineering plans and shall include an
operation and maintenance plan.
10. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells.
11. 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.
12. The proponent 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.
13. The proponent shall submit fire flow calculations for all existing and proposed
hydrants. All hydrants must meet minimum City standards.
14. The proponent shall be responsible for the installation of hydrant locks on all
fire hydrants required and installed as part of development. The proponent
shall coordinate with the Yelm Public Works Department to purchase and
install required hydrant locks. Hydrant lock details shall be included in Civil
Plan Submission.
-6-
15. Street lighting and interior street lighting will be required. Civil plan submittal
shall include a lighting design plan for review and approval.
16. Prior to the submission final plat application, the proponent will provide the
Community Development Department an addressing map for approval.
17. Prior to the submission of final plat application, a subdivision name must be
reserved with the Thurston County Auditor's Office.
18. The proponent 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.
19. The proponent 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.
20. The decision set forth herein is based upon representations made and
exhibits, including plans and proposals submitted at the hearing conducted
by the hearing examiner. Any substantial change(s) or deviation(s) in such
plans, proposals, or conditions of approval imposed shall be subject to the
approval of the hearing examiner and may require further and additional
hearings.
21. The authorization granted herein is subject to all applicable federal, state, and
local laws,- regulations, and ordinances. Compliance with such laws,
regulations, and ordinances is a condition precedent to the approvals
granted and is a continuing requirement of such approvals. By accepting
this/these approvals, the applicant represents that the development and
activities allowed will comply with such laws, regulations, and ordinances. If,
during the term of the approval granted, the development and activities
permitted do not comply with such laws, regulations, or ordinances, the
applicant agrees to promptly bring such development or activities into
compliance.
-7-
DECISION:
The request for preliminary plat approval for Mountain View is hereby granted subject to
the conditions contained in the conclusions above.
ORDERED this 20th day of July, 2005.
[/
- - _ . ` b~.
STEPHEN K. CAUSSEAUX, JR.
Hearing Examiner-
TRANSMITTED this 20th day of Jufy, 2005, to the following:
APPLICANT: Landshapes Northwest,- Inc. -
John Lubbesmeyer
1151 E. 112th Street
Tacoma, WA 98445
AGENT: 2M Enterprises
15345 Sunwood Blvd. Ste. 302
Tukwila, WA 98188
City of Yelm
Tami Merriman
105 Yelm Avenue West
P.O. Box 479
Yelm, Washington 98597
-8-
CASE NO.: SUB-05-0096-YL -COUNTRY VISTA
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 August 3, 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 above.
The hearing examiner shall review said request in light of the record and take such further
-9-
f
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
wr-itten 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.: SUB-05-0096-YL -COUNTRY VISTA
APPLICANT: Landshapes Northwest, Inc.
AGENT: 2M Enterprises
15345 Sunwood Blvd. Ste. 302
Tukwila, WA 98188
SUMMARY OF REQUEST:
The applicant is requesting preliminary plat approval to allow subdivision approximately
3.01 acres into 16 single-family residential lots. The property is zoned R-6 Medium Density
Residential, which allows up to 6 dwelling units per acre.
SUMMARY OF DECISION:
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 July 5, 2005.
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
TAMI MERRIMAN appeared, presented the Community Development Department Staff
Report, and testified that the City gave proper notice. The property to the north is improved
with a single family residential subdivision. The applicant proposes an underground storm
water system with a park and open space on the surface. The applicant must satisfy its
-1-
obligation under a latecomers agreement for both water and sewer. The R6 classification
as no minimum lot size and the applicant will replace trees on a one to one basis.
JOHN LUBBESMEYER, applicant, appeared and testified that they will mitigate for tree
removal. He ascertained that planting within the planting strips along the road does not
satisfy the code, but that he can distribute trees throughout the site. He has reviewed the
conditions and had a question on the tree mitigation only.
No one spoke further in this matter and so the Examiner took the request under
advisement and the hearing was concluded.
NOTE: A complete record of this hearing is available in the City of Yelm Community
Development Department
FINDINGS, CONCLUSIONS AND DECISION:
FINDINGS:
1. The Hearing Examiner has admitted documentary evidence into the record, heard
testimony, and taken this matter under advisement.
2. A Mitigated Determination of Nonsignificance was issued on May 16, 2005.
3. Notice of the date and time of the public hearing was published in the Nisqually
Valley News in the legal notice section on Friday, June 24, 2005.
4. The applicant has a possessory ownership interest in a 3.01 acre, rectangular parcel
of property abutting the west side of Mountain View Road, north of its intersection
with SR-510 and south of its intersection with 89th Avenue SE within the City of
Yelm. The applicant requests preliminary plat approval to allow subdivision of the
site into 16 single family residential lots.
5. The preliminary plat map shows that the parcel abuts Mountain View Road for 396
feet and measures 333 feet in depth. All improvements on the site to include a
single family residential dwelling, shed, and wellhouse will be removed as part of the
site development. The preliminary plat map shows access via a single, internal plat
road extending west from Mountain View Road and then curving to the north and
terminating in a cul-de-sac. All lots will access onto the internal plat road. The storm
drainage/open space tract is located in the southwest corner of the site and
accessed by a 20 foot wide pipestem.
6. Surrounding uses include a single family subdivision to the north and west and
unplatted property with a single family dwelling to the south. A vacant parcel to the
-2-
east across Mountain View Road has previously received preliminary plat approval.
The proposed preliminary plat fits well with the surrounding area and its
development into single family subdivisions.
7. The site is located within the Moderate Density Residential (R6) zone classification
of the Yelm Municipal Code (YMC). Section 17.15.020(A) YMC authorizes single
family residential dwellings and duplexes as outright permitted uses so long as the
gross density does not exceed six dwelling units per acre and does not fall below
three dwellings units per acre. The R6 classification has no minimum lot size
requirement. The preliminary plat proposes a density of 4.91 dwelling units per acre,
consistent with the R6 classification. Section 17.15.050 YMC requires setbacks of
25 feet from collector streets, 35 feet from arterials, and 15 feet from local streets.
The minimum side yard setback must equal five feet and the total of both side yards
must equal 12 feet. Rear yard setbacks must equal 25 feet and the maximum
building area coverage cannot exceed 50% of the lot size, and the maximum
development coverage may not exceed 75% of the lot size. The rectangular lots will
allow a reasonably sized building pad for single family residential homes which can
meet all required setbacks. The preliminary plat complies with all bulk regulations
of the R6 zone classification.
8. Chapter 14.12 YMC requires that the applicant dedicate a minimum of 5% of the
proposed parcel area as usable open space. The plat map shows that Tract A
measures 8,653 square feet, which calculates to 6.6% of the site. The plat makes
appropriate provision for open space, parks and recreation, and playgrounds.
9. A mitigating measures in the MDNS requires the applicant to enter a school
mitigation agreement with the Yelm School District to offset the impact on the district
of school aged children residing in the plat. Entry of such agreement will ensure that
the plat makes appropriate provision for schools and school grounds.
10. Mitigating measures in the MDNS require the applicant to improve the west half of
Mountain View Road to City Neighborhood Collector standards along the property
frontage. The applicant must also improve the internal road to City Local Access
Residential standards. A further mitigating measure requires compliance with the
City transportation facility charge of $757.50 per dwelling unit payable at the time
of building permit. All lots will access onto the internal plat road and adequate
entering and stopping sight distance is available at the intersection of the plat road
and Mountain View Road. Mountain View Road provides direct access to SR-510.
Section 16.16.090 YMC requires that preliminary plats provide for the continuation
of streets to adjoining subdivisions and to adjacent properties not yet subdivided.
In the present case, the internal plat road terminates in a cul-de-sac and provides
no continuation. However, the subdivision to the north provides for a connection of
Mountain View Road and Burnett Street, and the subdivision application to the
-3-
south will provide a second connection between Mountain View Road and Burnett
Street. The subdivision to the east does not provide a continuation to the east, and
subdivision lots abut the entire west property line of said plat parcel. The plat
makes appropriate provision for streets, roads, alleys, and other public ways.
11. The City of Yelm will provide both domestic water and fire flow to the site from an
existing water main in Mountain View Road. The City will also provide sanitary
sewer service from an existing se~r/er main located in Mountain View Road. The
applicant must comply with the latecomers agreements for both water and sewer
line construction. The plat makes appropriate provision for potable water supplies
and sanitary waste.
12. The applicant will construct the storm water drainage facilities to City standards as
set forth in the 1992 Department of Ecology Stormwater Manual which requires both
treatment and runoff control. The applicant's conceptual drainage design provides
for treatment and infiltration of storm water. Construction of the storm drainage
facility to City standards will ensure that the plat makes appropriate provision for
drainage ways.
13. The applicant will construct curb, gutter, and sidewalk on both sides of the internal
plat road and along the west side of Mountain View Road across the plat frontage.
The applicant will also provide adequate street lighting to ensure safety to
pedestrians, vehicles, and homeowners. The plat makes appropriate provision for
safe walking conditions.
14. The site plan shows trees abutting the driveway for the existing single family home.
Construction of the plat will require removal of many of said trees. A mitigation
measure requires the applicant to replace trees at a minimum of 1:1. These
replacement trees are in addition to street trees and may be scattered throughout
the site to include the open space tract.
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
the bulk regulations of the Moderate Density Residential (R6) zone classification
and all other development regulations.
3. 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
-4-
recreation, playgrounds, schools and school grounds, sidewalks, and safe walking
conditions.
4. The proposed preliminary plat will provide an attractive location for a single family
residential subdivision near Yelm High School and the downtown area. Therefore,
the preliminary plat should be approved subject to the following conditions:
1. The proponent shall comply with the mitigation requirements of the MDNS
issued on May 16, 2005 to include:
a. 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. Credit should be given for the existing
single-family dwelling.
b. Prior to final subdivision approval, the proponent shall complete the
following transportation improvements:
i. The west half of Mt. View Road shall be improved to City
Standards for a Neighborhood Collector along the property
frontage.
ii. All interior streets shall be improved to City Standards for a Local
Access Residential.
c. Temporary erosion control systems to be approved by the City of
Yelm.
d. The proponent shall provide at least 5% of total acreage as
qualified open space.
e. The proponent shall enter into an agreement with Yelm Community
Schools to mitigate project impacts to the School District.
f. The developer shall mitigate tree loss at a minimum of 1-1 for trees
that cannot be preserved.
2. 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.
3. All conditions for cross connection control as required in Section 246-290-
490 WAC.
-5-
4. The proponent shall pay the latecomer fee associated with the existing water
line at the time of connection.
5. All planting strips and required landscaping located in any open space and
stormwater tract, and along Mountain View Road shall be served by an
irrigation system with a separate water meter and an approved backflow
prevention device.
6. 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.
7. The proponent shall pay the latecomer fee associated with the existing sewer
line at the time of connection.
8. The proponent 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. A 10-foot setback from all property lines and easements are
required for stormwater facilities.
9. The plan shall be submitted with civil engineering plans and shall include an
operation and maintenance plan.
10. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells.
11. 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.
12. The proponent 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.
13. The proponent shall submit fire flow calculations for all existing and proposed
hydrants. All hydrants must meet minimum City standards.
14. The proponent shall be responsible for the installation of hydrant locks on all
fire hydrants required and installed as part of development. The proponent
shall coordinate with the Yelm Public Works Department to purchase and
install required hydrant locks. Hydrant lock details shall be included in Civil
Plan Submission.
-6-
15. Street lighting and interior street lighting will be required. Civil plan submittal
shall include a lighting design plan for review and approval.
16. Prior to the submission final plat application, the proponent will provide the
Community Development Department an addressing map for approval.
17. Prior to the submission of final plat application, a subdivision name must be
reserved with the Thurston County Auditor's Office.
18. The proponent 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.
19. The proponent 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.
20. The decision set forth herein is based upon representations made and
exhibits, including plans and proposals submitted at the hearing conducted
by the hearing examiner. Any substantial change(s) or deviation(s) in such
plans, proposals, or conditions of approval imposed shall be subject to the
approval of the hearing examiner and may require further and additional
hearings.
21. The authorization granted herein is subject to all applicable federal, state, and
local laws, regulations, and ordinances. Compliance with such laws,
regulations, and ordinances is a condition precedent to the approvals
granted and is a continuing requirement of such approvals. By accepting
this/these approvals, the applicant represents that the development and
activities allowed will comply with such laws, regulations, and ordinances. If,
during the term of the approval granted, the development and activities
permitted do not comply with such laws, regulations, or ordinances, the
applicant agrees to promptly bring such development or activities into
compliance.
-~-
DECISION:
The request for preliminary plat approval for Mountain View is hereby granted subject to
the conditions contained in the conclusions above.
ORDERED this 20th day of July, 2005.
STEPHEN K. CAUSSEAUX, JR.
Hearing Examiner
TRANSMITTED this 20th day of July, 2005, to the following:
APPLICANT: Landshapes Northwest, Inc.
John Lubbesmeyer
1151 E. 112th Street
Tacoma, WA 98445
AGENT: 2M Enterprises
15345 Sunwood Blvd
Tukwila, WA 98188
Ste. 302
City of Yelm
Tami Merriman
105 Yelm Avenue West
P.O. Box 479
Yelm, Washington 98597
-s-
CASE NO.: SUB-05-0096-YL -COUNTRY VISTA
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 August 3, 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 above.
The hearing examiner shall review said request in light of the record and take such further
-9-
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-
*************** -COMM. JOURNAL- ******************* DATE JUL-19-2005 ***** TIME 21:03 ********
MODE = MEMORY TRANSMISSION START=JUL-19 21:02 END=JUL-19 21:02
FILE No.=994
STN COMM. KEY NAME STATION NAME/EMAIL ADDRESS/TELEPHONE N0. PAGES DURATION
No.
001 OK s 912532726439 002/002 00:00:17
-Yelm CDD -
***** DP-3520 ********************** -Yelm CDD - ***** - 360 458 3144- *********
FAX TXtANSMISSION
CITY OF YELM
COMMUNITY DEVELOPMENT DEPARTMENT
1P0 BOX 479 -105 YELM AVE W
YELM WA 98597
(360) 458.3835
FAX: (360) 458-3144
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COMMENTS:
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
DATE:
PAGES:
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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: JULY 5, 2005
TIME: 9:00 AM LOCATION: YELM CITY HALL COUNCIL CHAMBERS
Hearing: 1. Country Vista -Case #SUB-05-0096-YL
2. Mountain Meadows -Case #SUB-05-0121-YL
3. Mountain Shadow -Case #SUB-05-0011-YL
NAME & ADDRESS MAILING LIST? /SPEAKER?
(Indicate which public hearing by
the assigned numbers above)
~~1~:5 ~'~G,'r,~- dl%H"P~ e Lyl~i.ne er ~, IZ~ Z +7P~ ~,. Logo iVc U~~~<~~,=. W/~jE'J~',
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o~~~ Tip City o f Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
YELM Yelm, WA 98597
WASHINGTON
NOTICE OF PUBLIC HEARING
YELM HEARING EXAMINER
DATE: Tuesday, July 5, 2005, 9:00 A.M.
PLACE: City Council Chambers, City Hall
105 Yelm Ave West
Yelm, Washington
PURPOSE: Public Hearing to receive comments regarding the following applications
Case Number SUB-05-0096-YL (Country Vista). A proposal by Landshapes Northwest, Inc., to
subdivide 3.01 acres into 16 residential lots on property located west of Mountain View Road
south of Buckhorn Estates on assessor parcel number 21713310200.
Case Number SUB-05-0121-YL (Mountain Meadows). A proposal by Henrietta Morey to
subdivide 4.88 acres into 23 residential lots on property located east of Burnett Road near the
northern end of the road on assessor parcel numbers 21713310400, 21713310401, and
2171310402.
Case Number SUB-05-0011-YL (Mountain Shadow). A proposal by Bob Benum to subdivide
approximately 20 acres into 82 residential lots on property located west of Wilkenson Road and
north of Canal Road on assessor parcel numbers 22718440600 and 22718440100.
The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the
proposals. The Hearing Examiner will make a decision on the matter within 10 days after the
hearing.
Testimony may be given at the hearings or through any written comments. Comments must be
received by the close of the public hearing. Such written comments may be submitted to the
City of Yelm at the address shown above or mailed to: City of Yelm, 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
Ag Bennick, City Clerk
DO NOT PUBLISH BELOW THIS LINE
Published in the Nisqually Valley News: Friday, June 24, 2005.
Posted in Public Areas: Friday, June 24, 2005.
City of Yelm
V/ ~t~ Community Development Department
105 Yelm Avenue West
P.O. Box 479
YELM Yelm, WA 98597
WASHINGTON
Case Number: SUB-05-0096-YL
Proponent: Landshapes Northwest, Inc.
Agent: 2M Enterprises
Request: Subdivide 3.01 acres into 16 single family residential lots.
Recommendation: Approval with conditions
Exhibit I: Site plan dated January 17, 2005
Exhibit II: Notice of Application & Comment Letters
Exhibit III: Mitigated Determination of Non-Significance & Comment Letters
Exhibit IV: Public Hearing Notice
Proposal
The proponent is proposing to subdivide approximately 3.01 acres into 16 single-family
residential lots. The property is zoned R-6 Medium Density Residential, which allows up to 6
dwelling units per acre.
Property Characteristics
The property is located on Mountain View Road, north of State Route 510. The property is
identified by Assessor's Tax Parcel Number 21713310200.
The subject property is bound on the north and east by residential subdivisions, to the south by
a single family residential unit and vacant land to the east, which has preliminary plat approval
for a residential subdivision.
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 April 11, 2005.
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 Tuesday, June 21, 2005.
Notice of the date and time of the public hearing was published in the Nisqually Valley News in
the legal notice section on Friday, June 24, 2005.
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 May 16, 2005. 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 dwelling.
• Prior to final subdivision approval, the developer shall complete the following
transportation improvements:
May 23, 2005 Page 2 of 9
o The west half of Mt. View Road shall be improved to City Standards for a
Neighborhood Collector along the property frontage.
o All interior streets shall be improved to City Standards for a Local Access
Residential.
• Temporary erosion control systems to be approved by the City of Yelm.
• The developer shall provide at least 5% of total acreage as qualified open space.
• The developer shall enter into an agreement with Yelm Community Schools to mitigate
project impacts to the School District.
• The developer shall mitigate tree loss at a minimum of 1-1 for trees that cannot be
preserved.
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.
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 north and west by a residential subdivision, to the south by a
single family residence, and to the east by vacant land that has preliminary plat approval.
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
June 20, 2005 Page 3 of 9
• 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 at the time of final subdivision approval.
Schools
New residential units create a demand for additional school services and facilities. The Yelm
School District requests that the proponent 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 proponent 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.
Mountain View 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. In this instance, the
property to the north is providing a continuation of streets to the west, between Mountain View
Road and Burnett Road, and a subdivision application to the south is providing a continuation of
streets between Mountain View Road and Burnett Street. Based on surrounding development,
connection to the south is not required.
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
June 20, 2005 Page 4 of 9
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 in Mountain View Road. This line was installed by the
developer of the subdivision to the north, and that developer created a latecomer agreement
that includes this parcel.
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.
Identified in the 2002 City of Yelm Water Comprehensive Plan is a requirement to install fire
hydrant locks as part of the City's water conservation and accountability program. In 2004, the
City was also required to complete a vulnerability assessment in response to the new homeland
security measures as a result of 9/11.
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.
There is an existing sewer main located in Mountain
developer of the subdivision to the north, and that
that includes this parcel.
View Road. This line was installed by the
developer created a latecomer agreement
June 20, 2005 Page 5 of 9
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 proponent 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.
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 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 stormwater facilities.
Chapter 17.80 YMC requires that at time of civil plan review and approval the proponent 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
June 20, 2005 Page 6 of 9
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 proponent 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:
The proponent shall comply with the mitigation requirements of the MDNS issued on
May 16, 2005 to include:
~ 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. Credit should be given for the existing single-
family dwelling.
~ Prior to final subdivision approval, the proponent shall complete the following
transportation improvements:
o The west half of Mt. View Road shall be improved to City Standards for a
Neighborhood Collector along the property frontage.
o All interior streets shall be improved to City Standards for a Local Access
Residential.
~ Temporary erosion control systems to be approved by the City of Yelm.
~ The proponent shall provide at least 5% of total acreage as qualified open space.
~ The proponent shall enter into an agreement with Yelm Community Schools to
mitigate project impacts to the School District.
~ The developer shall mitigate tree loss at a minimum of 1-1 for trees that cannot
be preserved.
June 20, 2005 Page 7 of 9
2. 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.
3. All conditions for cross connection control as required in Section 246-290-490 WAC.
4. The proponent shall pay the latecomer fee associated with the existing water line at the
time of connection.
5. All planting strips and required landscaping located in any open space and stormwater
tract, and along Mountain View Road shall be served by an irrigation system with a
separate water meter and an approved backflow prevention device.
6. 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.
7. The proponent shall pay the latecomer fee associated with the existing sewer line at the
time of connection.
8. The proponent 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. A 10-foot setback from all property
lines and easements are required for stormwater facilities.
9. The plan shall be submitted with civil engineering plans and shall include an operation
and maintenance plan.
10. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells.
11. 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.
12. The proponent 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.
13. The proponent shall submit fire flow calculations for all existing and proposed hydrants.
All hydrants must meet minimum City standards.
14. The proponent shall be responsible for the installation of hydrant locks on all fire
hydrants required and installed as part of development. The proponent shall coordinate
with the Yelm Public Works Department to purchase and install required hydrant locks.
Hydrant lock details shall be included in Civil Plan Submission.
15. Street lighting and interior street lighting will be required. Civil plan submittal shall
include a lighting design plan for review and approval.
June 20, 2005 Page 8 of 9
16. Prior to the submission final plat application, the proponent will provide the Community
Development Department an addressing map for approval.
17. Prior to the submission of final plat application, a subdivision name must be reserved
with the Thurston County Auditor's Office.
18. The proponent 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.
19. The proponent 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-05-0096-YL.
June 20, 2005 Page 9 of 9
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Job Number Ues~gneE ~~ Seale: ~r
Pinedale Construction
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City of Yelm
~/ \~ Community Development Department
PO BOX 479
YELM, WA 98597
YELM 360-458-3835
WASNINCTON
NOTICE OF APPLICATION
Mailed on: April 11, 2005
PROJECT NAME AND LOCATION: Country Vista
Mountain View Road
LAND USE CASE: SUB-05-0096-YL
An application submitted by Landshapes N.W. Inc., 1151 E. 112th Street, Tacoma, WA 98445, for the
above referenced project was received by the City of Yelm on March 28, 2005. The City has determined
the application to be complete on April 11, 2005. 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: Preliminary Plat for 16 single family lots on 3.01 acres
ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An
Environmental Checklist, Preliminary Storm Drainage, Infiltration and Water Quality Report, and
Preliminary Site Plan were submitted with the application.
Additional Information or Project Studies Requested by the City: None 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), International Building Code, State Environmental Policy Act (SEPA)
Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program.
The City of Yelm invites your comments early in the review of this proposal. Comments should be
directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm WA 98597, 360-
458-3835.
THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON April 26, 2005.
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.
I:\SUB Full Plat Subdivision\OS-0096 Country Vista\Notice of Application.doc
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YELI~1 COn'IlVIUNITY SCHOOLS
Yt~~ere all stzrdents can learn and grotiti°
Erlin~ Birkland
Director of Facilities
April 12, 2005
Mr. Grant Beck
Community Development Director
City of Yelm
PO Box 479
Yelm, Washington 98597
RE: SUB-05-0096-YL
Country Vista
Dear Mr. Grant:
Yelm Community Schools requires mitigation agreements for all subdivisions.
Please include the mitigation provision as part of the SEPA requirements.
Should you have ar_y questions please call me at 458-6128.
Sincerely,
-~,
lirfg . Birkland
Facilities Director
Yelm Community Schools
~"EL:~I COD4MUNITI' SCHOOLS IS 4.\' EOL?AL OPPORTL~NITI' ED4PL01'ER AND FOLLO~I'S TITLE Ia REOL'IRE~IEITS
l0i First Street ?worth. P. O. Box 4;6, Yelm, R'ashington 98591, (360) ~f58-6128, FAX (360) 458.6434
SEPA NO: 05-0096
MITIGATED DETERMINATION OF NONSIGNIFICANCE
Proponent:
Description of Proposal
Location of the Proposal
Section/Township/Range:
Landshapes Northwest, Inc.
Subdivide 3.01 acres into 16 single-family residential lots. The project
includes the construction of stormwater facilities, interior streets, and
street improvements to Mt. View Road.
The project site is located on the west side of Mr. View Road, North of
Yelm Avenue West (SR 510).
Section 13, Township 17 North Range 1 East, W.M
Threshold Determination: The City of Yelm as lead agency for this action has determined that this
proposal does not have a probable significant adverse impact on the
environment. Therefore, an environmental impact statement (EIS) will
not be required under 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: May 16, 2005
Co n ~a xi -, May 31, 2005
~e Dew adl~l~n ~ June 6 , 2005
~/
Grant
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 May 31, 2005, at
5:00 P.M. The City of Yelm will not act on this proposal prior June 6, 2005, at 5:00 P.M.
You may appeal this determination to the Yelm Hearing Examiner, at above address, by submitting a written
appeal no later than June 6, 2005 at 5:00 P.M. You should be prepared to make specific factual objections.
Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA
appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must
comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may
include but are not limited to the City of Yelm Comprehensive Plan, Zoning Code (Title 17 YMC), Critical
Areas Code (Chapter 14.08 YMC), 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, May 20, 2005
Posted in public areas: Monday, May 16, 2005
Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners
Dept. of Ecology w/checklist
ATTACHMENT
SEPA Case Number 05-0096
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 (March 2005, prepared by John Lubbesmeyer.)
• Preliminary Storm Drainage Report (January 2005, prepared by 2M Enterprises LLC.)
2. The City of Yelm has adopted a concurrency management system as required by the Growth
Management Act. Chapter 15.40 YMC (concurrency Management) is designed to ensure that the
improvements required to support development are available at the time of development. A
concurrency determination may be issued for a proposal as it relates to transportation issues when:
the development provides on-site frontage improvements; the project makes off-site improvements
as necessary to provide for the safe movement of traffic; and the project makes a contribution to
projects identified the six year transportation improvement program in the form of a Transportation
Facilities Charge.
3. Chapter 14.12 YMC requires the dedication of open space for all residential development. Section
14.12.050 YMC lists four (4) attributes for qualification of open space. The applicant proposes open
space to include recreation.
4. The Yelm School District has adopted a school mitigation requirement based on the demand that
new residential units create for additional school services and facilities. Additional demands on the
school system will be mitigated through the requirement that the developer enter into a mitigation
agreement with the District.
5. Section 14.16.110 YMC provides for the preservation of trees on private property with new
development and requires that existing trees not be removed until a final decision is made regarding
the feasibility of preserving existing trees. Trees located in the area of proposed development areas
are in danger of future tree failure with grading near the base of the trees. Existing trees that are
located in areas of qualified open space should be protected during development with protective
fencing at the drip line. All machinery shall be kept out of the drip line.
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 dwelling.
2. Prior to final subdivision approval, the developer shall complete the following transportation
improvements:
a. The west half of Mt. View Road shall be improved to City Standards for a Neighborhood
Collector along the property frontage.
b. All interior streets shall be improved to City Standards for a Local Access Residential.
3. Temporary erosion control systems to be approved by the City of Yelm.
4. The developer shall provide at least 5% of total acreage as qualified open space.
5. The developer shall enter into an agreement with Yelm Community Schools to mitigate project
impacts to the School District.
6. The developer shall mitigate tree loss at a minimum of 1-1 for trees that cannot be preserved.
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5T,4TE OE WASHINGTON
DEPARTMENT OF ECOLOGY
PO bo.x -~7~~.5 • Oltimpia, i'Vashington 9350-7?7~ (3G0) 407-G30~
May 27, 2005
Mr. Grant Beck
Community Development Director
City of Yelm
PO Box 479
Yelm, WA 9897
Dear Mr. Beck:
~~,
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Your address
is in the
watershed
Thank you for the opportunity to comment on the mitigated determination of nonsignificance for the
Mountain View Preliminary Plat project (SEPA No. OS-0096) located on the west side of Mountain View
Road, north of Yelm Avenue West as proposed by Landshapes Northwest, Inc. We reviewed the
environmental checklist 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 stormwater runoff from carrying soil and other pollutants into
surface water or storm drains that lead to eaters 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 173-201 A, 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
(AW: OS-3814) st,F r.5,
cc: Margaret Hill, WQ
Landshapes Northwest, Inc. (Applicant)
~J
~~~fT~p~ City of Yelm
~` ~ Community Development Department
l05 Yelm Avenue West
P.O. Box 479
Y E LM Yelm, WA 98597
WASHINGTON
NOTICE OF PUBLIC HEARING
YELM HEARING EXAMINER
DATE: Tuesday, July 5, 2005, 9:00 A.M.
PLACE: City Council Chambers, City Hall
105 Yelm Ave West
Yelm, Washington
PURPOSE: Public Hearing to receive comments regarding the following applications
Case Number SUB-05-0096-YL (Country Vista). A proposal by Landshapes Northwest, Inc., to
subdivide 3.01 acres into 16 residential lots on property located west of Mountain View Road
south of Buckhorn Estates on assessor parcel number 21713310200.
Case Number SUB-05-0121-YL (Mountain Meadows). A proposal by Henrietta Morey to
subdivide 4.88 acres into 23 residential lots on property located east of Burnett Road near the
northern end of the road on assessor parcel numbers 21713310400, 21713310401, and
2171310402.
Case Number SUB-05-0011-YL (Mountain Shadow). A proposal by Bob Benum to subdivide
approximately 20 acres into 82 residential lots on property located west of Wilkenson Road and
north of Canal Road on assessor parcel numbers 22718440600 and 22718440100.
The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the
proposals. The Hearing Examiner will make a decision on the matter within 10 days after the
hearing.
Testimony may be given at the hearings or through any written comments. Comments must be
received by the close of the public hearing. Such written comments may be submitted to the
City of Yelm at the address shown above or mailed to: City of Yelm, 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
~ ~ ',= %i
! /' ~ ~;~ '~`1' Cam;/%./~/.
Agnes B Tenn ck, City Clerk
,_,
DO NOT PUBLISH BELOW THIS LINE
Published in the Nisqually Valley News: Friday, June 24, 2005.
Posted in Public Areas: Friday, June 24, 2005.
SEPA NO: 05-0096
MITIGATED DETERMINATION OF NONSIGNIFICANCE
Proponent: Landshapes Northwest, Inc.
Description of Proposal: Subdivide 3.01 acres into 16 single-family residential lots. The project
includes the construction of stormwater facilities, interior streets, and
street improvements to Mt. View Road.
Location of the Proposal: The project site is located on the west side of Mr. View Road, North of
Yelm Avenue West (SR 510).
Section/Township/Range: Section 13, Township 17 North Range 1 East, W.M.
Threshold Determination: The City of Yelm as lead agency for this action has determined that this
proposal does not have a probable significant adverse impact on the
environment. Therefore, an environmental impact statement (EIS) will
not be required under 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 Issu May 16, 2005
Co a
~ May 31, 2005
pe eadlin ~
/~ June 6 , 2005
Grant BeeTc, 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 May 31, 2005, at
5:00 P.M. The City of Yelm will not act on this proposal prior June 6, 2005, at 5:00 P.M.
You may appeal this determination to the Yelm Hearing Examiner, at above address, by submitting a written
appeal no later than June 6, 2005 at 5:00 P.M. You should be prepared to make specific factual objections.
Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA
appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must
comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may
include but are not limited to the City of Yelm Comprehensive Plan, Zoning Code (Title 17 YMC), Critical
Areas Code (Chapter 14.08 YMC), 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, May 20, 2005
Posted in public areas: Monday, May 16, 2005
Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners
Dept. of Ecology w/checklist
ATTACHMENT
SEPA Case Number 05-0096
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 (March 2005, prepared by John Lubbesmeyer.)
• Preliminary Storm Drainage Report (January 2005, prepared by 2M Enterprises LLC.)
2. The City of Yelm has adopted a concurrency management system as required by the Growth
Management Act. Chapter 15.40 YMC (concurrency Management) is designed to ensure that the
improvements required to support development are available at the time of development. A
concurrency determination may be issued for a proposal as it relates to transportation issues when:
the development provides on-site frontage improvements; the project makes off-site improvements
as necessary to provide for the safe movement of traffic; and the project makes a contribution to
projects identified the six year transportation improvement program in the form of a Transportation
Facilities Charge.
3. Chapter 14.12 YMC requires the dedication of open space for all residential development. Section
14.12.050 YMC lists four (4) attributes for qualification of open space. The applicant proposes open
space to include recreation.
4. The Yelm School District has adopted a school mitigation requirement based on the demand that
new residential units create for additional school services and facilities. Additional demands on the
school system will be mitigated through the requirement that the developer enter into a mitigation
agreement with the District.
5. Section 14.16.110 YMC provides for the preservation of trees on private property with new
development and requires that existing trees not be removed until a final decision is made regarding
the feasibility of preserving existing trees. Trees located in the area of proposed development areas
are in danger of future tree failure with grading near the base of the trees. Existing trees that are
located in areas of qualified open space should be protected during development with protective
fencing at the drip line. All machinery shall be kept out of the drip line.
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 dwelling.
2. Prior to final subdivision approval, the developer shall complete the following transportation
improvements:
a. The west half of Mt. View Road shall be improved to City Standards for a Neighborhood
Collector along the property frontage.
b. All interior streets shall be improved to City Standards for a Local Access Residential.
3. Temporary erosion control systems to be approved by the City of Yelm.
4. The developer shall provide at least 5% of total acreage as qualified open space.
5. The developer shall enter into an agreement with Yelm Community Schools to mitigate project
impacts to the School District.
6. The developer shall mitigate tree loss at a minimum of 1-1 for trees that cannot be preserved.
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Community Development Department
°' P.O. Box 479
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(360) 458-3835
„o,,,,_„~,,,, (360) 458-3144 FAX
Memorandum
To: SPRC
From: Roberta Allen, Administrative Assistant
Date: April 11, 2005
Re: SUB-OS-0096-YL -Project Review Schedule for Country Vista
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.
April 11, 2005 -Notice of Application distributed -begin 15 day comment period.
Apri127, 2005 -SPRC Environmental Review. Department comments/mitigation requirements for
Environmental Review.
Environmental Determination issued by Planning Department. Begin 14 day comment period followed by
7 day appeal period.
Environmental Determination appeal time expired.
SPRC project review (probably 2 meetings). Department comments/conditions of approval for staff report.
Complete Staff report for public hearing.
Public Hearing Notice to Paper/Mailing/Post site. (publish 10 days prior to hearing)
Public Hearing in front of Hearing Examiner (try to schedule first Monday of the month)
Hearing Examiner approval completed
I:\SUB Full Plat Subdivision\OS-0096 Country Vista\Proj Rev Date Memo.doc
City of Yelm
fir/ \t~ Community Development Department
PO BOX 479
YELM, WA 98597
YELM 360-458-3835
WASHINGTON
NOTICE OF APPLICATION
Mailed on: April 11, 2005
PROJECT NAME AND LOCATION: Country Vista
Mountain View Road
LAND USE CASE: SUB-05-0096-YL
An application submitted by Landshapes N.W. Inc., 1151 E. 112th Street, Tacoma, WA 98445, for the
above referenced project was received by the City of Yelm on March 28, 2005. The City has determined
the application to be complete on April 11, 2005. 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: Preliminary Plat for 16 single family lots on 3.01 acres
ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An
Environmental Checklist, Preliminary Storm Drainage, Infiltration and Water Quality Report, and
Preliminary Site Plan were submitted with the application.
Additional Information or Project Studies Requested by the City: None 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), International Building Code, State Environmental Policy Act (SEPA)
Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program.
The City of Yelm invites your comments early in the review of this proposal. Comments should be
directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm WA 98597, 360-
458-3835.
THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON April 26, 2005.
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.
I:\SUB Full Plat Subdivision\OS-0096 Country Vista\Notice of Application.doc
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Community Development Department
105 Yelm Avenue West
P.O. Box 479
YELM Yelm, WA 98597
WASHINGTON
March 31, 2005
Landshapes NW Inc.
John Lubbesmeyer
1151E 112th Street
Tacoma, WA 98445
Dear John:
The Yelm Community Development Department has reviewed your Preliminary Plat
application (5Ut3-U5-U096-YL) and finds that more information is required.
Please submit a preliminary landscape plan to include what improvements you propose
for the open space. It seems that you are not proposing to preserve any of the trees on
site. If that is the case, you may address in your landscape plan, the number of trees
that are being removed, and any mitigation for the tree removal.
Please also show any wells or septic systems within 200 feet of the site. There is a
home to the south that has a well and septic.
When I determined your land use application fees, I neglected to include the
environmental review fee of $150.00. In order to continue to process the application,
need a check in the amount of $150.00.
If you have any questions please give me a call at (360) 458-8496.
Sincerely,
~~%~ / i~~
Tami Merriman
Assistant Planner
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PRELIMINARY PLAT APPLICATION PROCESS
A Preliminary Plat application gets an SUB land case file.
A Preliminary Plat Subdivision requires a Public Hearing and Hearing Examiner
action, and SEPA.
Public Hearing means the Notice of Public Hearin oes to the Nisquall~r Vale~/' _ -7~~,,,,~ C,~.Nt
News, and the 30 /~djacent property owners, 1 ,L ~ I c ~.
~~(.t~ ~0.C~1~ u. `!`~cY C'-~-k:a ~ ~~ ~ t ~ ~a-~QI.ZCGL~.C ~ ;'}-1~~11~Ci~-,n.~ 5 l ~ x ~~-1"~
Notice needs~~ ~e ad~~ "f~ prior to the Public Hearing. i f ,J
The SPR Memo, with the project review dates, goes to the normal SPR
Distribution list, as well as Applicant/Owner so that they have the SPR schedule.
Notice of Application goes to the 300' adjacent property owners.
The rroject 1=review i_ist gels i:ne ivoiice vi i1~~iicaii~--.
NOTE: All current and delinquent taxes must be paid prior to approval.
R:\Forms 8 Procedures\Prelim Plat\PrelimPlatApp Process.doc
2M ENTERPRISES LL C
15345 SuNWOOD BLVD. SUITE 302
TuxwIZ,A, WA 98188
(206) 246-6278
LETTER OF TRANSMITTAL
TO: John Lubbesmeyer DATE: January 18, 2005
Pinedale Construction, Inc. SENT VIA: DigitalRepro/Fed Ex
1151 112"' Street East 2ME JOB: 2752
Tacoma, WA 98445
RE: Mountain View Road
(~uantit~° lhite~ 1)cscriptivn
1 set - Preliminary Plans
1 copy Preliminary Storm Drainage Report (under separate cover)
For your review and submittal to City of Yelm. Please call if you need any additional information.
cc
Signed:
2754transOl.doc 2754h-ansOl.doc
Associate