Project Rev & Correspondence
City of Yelm Invoice No. CDD-05-0168
Community Development Department
INVOICE -
~ Customer
Name Rainier General Development Date 6/13/2006
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Address PO Box 627_ Order No. SUB-05-0257
City Rainier State WA ZIP 98597 Rep Golf Course View
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Phone FOB Estates
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Description U_ nit Price TOTAL
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1 5/8" irrigation water meter, preplumbed and pretapped $300.00 $300.00
_ --- - - _ pp 9 SubTotagl _; $300.00
Payment Details Shi m & Handlin _ $0.00
O Cash Taxes WA _
O Check
O TOTAL $300.00
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__ Office Use Only
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City of Yelm
Community Development Department
P.O. Box 479
Yelm, WA 98597
(360) 458-3835
THANK YOU
CITY OF
YELM
P.O. Box 479
Yelm, WA 98597
360-458-8403
RECEIVED ****THREE HUNDRED DOLLARS & 00 CENTS
RECEIVED FROM DATE REC. NO.
RAINIER GENERAL DEVELOPMENT 06/13/06 42364
PO BOB 627
RAINIER. MA 98597 BUDGETARY
CDD-05-0168
RECEIPT No. 4 2 3 6 4
AMOUNT REF. NO.
300.00 CHECK 35302
DIANA
OFFICE OF THE HEARING EXAMINER
CITY OF YELM
REPORT AND DECISION
CASE NO.: SUB-05-0257-YL -GOLF COURSE VIEW ESTATES
APPLICANT: Rainier General Development, Doug Bloom
AGENT: Olympic Engineering, Chris Merritt
SUMMARY OF REQUEST:
The applicant is proposing to subdivide approximately 2.16 acres into 10 single family
residential lots. The property is zoned R-4 Low Density Residential, which allows up to
four dwelling units per acre.
SUMMARY OF DECISION:
Request granted, subject to conditions.
PUBLIC HEARING:
After reviewing Planning and Community Development Staff Report and examining
available information on file with the application, the Examiner conducted a public
hearing on the request as follows:
The hearing was opened on November 7, 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
EXHIBIT " 2" - Copy of Preliminary Stormwater Plan
TAMI MERRIMAN appeared, presented the Community Development Department Staff
Report, and testified that the City had provided proper notice and that the responsible
official issued an MDNS and received no appeals. The Tahoma Terra project must
improve Longmire Street and the MDNS does not include a condition so requiring. The
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applicant will construct the internal plat road to the west at about the same time as the
parcel to the west is developed. One temporary cul-de-sac will serve both parcels. The
temporary cul-de-sac will then become part of the open space. The homeowners
association will maintain the stormwater system.
DOUG BLOOM appeared and testified that he concurs with the City's findings.
CHRIS MERRITT, professional engineer, appeared and introduced Exhibit "2", a copy of
the preliminary stormwater plan.
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. Notice of the date and time of the public hearing was published in the Nisqually
Valley News in the legal notice section on Friday, October 21, 2005. Notice was
also mailed to property owners within 300 feet of the project and mailed to recipients
of the Notice of Application and SEPA Determination on October 24, 2005.
3. The City of Yelm Responsible Official issued an MDNS on September 12, 2005. No
appeals were filed.
4. The applicant has a possessory ownership interest in an irregularly shaped, 2.16
acre parcel of property abutting the north side of Longmire Street where it turns from
east to northeast within the City of Yelm. Improvements on the site include a single
family residential dwelling, well house, and barn. The applicant requests preliminary
plat approval to allow subdivision of the site into ten single family residential lots.
The subdivision will require removal of all improvements.
5. The preliminary plat map shows a single plat road extending northwest from
Longmire Street and extending to the west property line. Said road will eventually
connect to an internal plat road serving an abutting subdivision which will develop
at about the same time. The site plan shows a temporary cul-de-sac at the west
property line, but one temporary cul-de-sac will serve both subdivisions. If the
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applicant's subdivision develops first, the temporary cul-de-sac will be located on
the subdivision to the west. The site plan shows an irregularly shaped, open space
area located along the west property line south of the internal plat road. Said open
space extends along the north side of Longmire Street to the south side of the
internal plat road. The preliminary plat proposes a minimum lot size of 5,000 square
feet, an average lot size of 5,740 square feet, a minimum lot width of 48 feet, and
a density of 4.2 dwelling units per acre.
6. Abutting uses include single family residential homes to the north, east, and south,
and the proposed subdivision along the west property line. The site is located within
the Moderate Density Residential (R-6) zone classification of the Yelm Municipal
Code (YMC). Section 17.15.020(A)(1) YMC authorizes single family residential
dwellings with densities not exceeding six dwelling units per gross acre and not
below three dwellings per gross acre. As previously found, the plat proposes a
density of 4.2 dwelling units per acre vrhich meets the density requirements. Section
17.15.050 YMC provides no minimum lot area or lot width requirements. However,
said section requires setbacks of 25 feet from collector streets, a minimum side yard
setback of five feet with a minimum total on both sides of 12 feet, and a minimum
rear yard setback of 25 feet. Said section also requires a maximum building area
coverage of 50% of the lot area and a maximum development coverage of 75% of
the lot area. The rectangular shapes of the lots and the building envelopes shown
thereon establish that each lot can support a reasonably sized single family
residential structure which will meet all setback requirements.
7. Chapter 14.12 YMC requires that a preliminary plat set aside a minimum of 5% of
the gross area of the subdivision as usable open space. Open space uses may
include environmental interpretation or education, parks, recreational areas, athletic
fields, or foot paths/bicycle trails. The applicant proposes .32 acres of open space
which calculates to 15% of the gross area of the plat. The applicant must provide
an appropriate use of said open space prior to final plat approval.
8. A mitigating measure in the MDNS issued pursuant to the authority of the State
Environmental Policy Act (SEPA) requires the applicant to enter into a mitigation
agreement with the Yelm School District to offset the impacts of school aged
children residing in the plat on school services and facilities. Entry of the agreement
will ensure that the plat makes appropriate provision for schools and school
grounds.
9. Traffic mitigation measures in the MDNS require the applicant to construct streets
within the subdivision to the City's local access standard and to pay the
Transportation Facility Charge of $757.50 per dwelling unit. All lots will access onto
the internal plat road, and adequate entering and stopping sight distance is
available at the intersection of the internal plat road and Longmire Street SE. The
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project provides adequate parking for residents and guests, and therefore the plat
makes appropriate provision for streets, roads, alleys, and other public ways. The
MDNS also requires improvement of the north half of Longmire Street to City
neighborhood collector standards along the property frontage. However, conditions
of approval in the Tahoma Terra development require said project to make
improvements to all of Longmire Street and therefore the applicant need not make
said improvements.
10. The City of Yelm will provide both domestic water and fire flow to the site subject to
the applicant paying current fees and decommissioning the existing well on the site
and dedicating any water rights associated therewith to the City. The City will also
provide sanitary sewer service to all lots subject to payment of required fees. The
plat makes appropriate provision for potable water supplies and sanitary waste.
11. The preliminary storm drainage plan shows stormwater runoff collected in catch
basins and directed to a bioswale in the open space area between lot 10 and
Longmire Street. The water will flow through said swale to an infiltration pond
located at the southwest corner of the parcel. Construction of the stormwater plan
to City standards will ensure that the plat makes appropriate provision for storm
drainage.
12. In accordance with Chapter 17.80 YMC the applicant must provide landscaping
within the plat to include the open space and stormwater facilities. The applicant
must provide the City a detailed final landscape and irrigation plan at the time of civil
plan review and approval.
CONCLUSIONS:
1. The Hearing Examiner has jurisdiction to consider and decide the issues presented
by this request.
2. The applicant has shown that the proposed preliminary plat of Golf Course View
Estates is consistent with the R6 zone classification of the YPIIC and meets all
development criteria of the r'MC.
3. In accordance with Section 16.12.170 YMC, the proposed preliminary plat makes
appropriate provision for the public health, safety, and general welfare for open
spaces, drainage ways, streets, roads, alleys, transit stops, potable water supplies,
sanitary waste, parks and recreation, playgrounds, schools and school grounds, and
safe walking conditions.
4. The proposed preliminary plat will serve the public use and interest by providing an
attractive location for a single family residential subdivision and therefore should be
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approved subject to the following conditions:
1. The conditions of the Mitigated Determination of Non-significance are hereby
referenced and are considered conditions of this approval.
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 applicant shall be responsible for the installation of hydrant locks on all
fire hydrants required and installed as part of development. The applicant
shall coordinate with the Yelm Public Works Department to purchase the
required hydrant locks. Hydrant lock details shall be included in Civil Plan
Submission.
5. All planting strips and required landscaping located in any open space and
stormwater tract, and along Longmire Street 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 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.
8. The final stormwater plan shall be submitted with civil engineering plans and
shall include an operation and maintenance plan.
9. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells.
10. 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.
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11. 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.
12. The proponent shall submit fire flow calculations for all existing and proposed
hydrants. All hydrants must meet minimum City standards.
13. Street lighting is required. Civil plan submittal shall include a lighting design
plan for review and approval.
14. Prior to the submission final plat application, the proponent will provide the
Community Development Department an addressing map for approval.
15. Prior to the submission of final plat application, a subdivision name must be
reserved with the Thurston County Auditor's Office.
16. 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, open space improvements, and stormwater facilities.
17. 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.
DECISION:
The request for preliminary plat approval of Golf Course View Estates is hereby granted
subject to the conditions contained in the conclusions above.
ORDERED this 16th day of November, 2005.
STEPHEN K. CAUSSEAUX, JR.
Hearing Examiner
TRANSMITTED this 16th day of November, 2005, to the following:
APPLICANT: Rainier General Development, Doug Bloom
RGD, Inc.
P.O. box 627
Rainier, WA 98576
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AGENT: Olympic Engineering, Chris Merritt
1252 Devon Loop NE
Olympia, WA 98506
City of Yelm
Tami Merriman
105 Yelm Avenue West
P.O. Box 479
Yelm, Washington 98597
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CASE NO.: SUB-05-0257-YL -GOLF COURSE VIEW ESTATES
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 November 28, 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
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further action as he deems proper. The hearing examiner may request further information
which shall be provided within 10 days of the request.
2. APPEAL OF EXAMINER'S DECISION: The final decision by the Examiner
may be appealed to the city council, by any aggrieved person or agency of record, oral or
written that disagrees with the decision of the hearing examiner, except threshold
determinations (YMC 15.49.160) in accordance with Section 2.26.150 of the Yelm
Municipal Code (YMC).
NOTE: In an effort to avoid confusion at the time of filing a request for
reconsideration, please attach this page to the request for reconsideration.
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City of Yelm
~~/ \t~ Community Development Department
105 Yelm Avenue West
P.O. Box 479
Y E L Yelm, WA 98597
WYSMINGTON
Case Number: SUB-05-0257-YL
Proponent: Rainier General Development, Doug Bloom
Agent: Olympic Engineering, Chris Merritt
Request: Subdivide 2.16 acres into 10 single family residential lots
Recommendation: Approval with conditions
Exhibit I: Site plan dated August 10, 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 2.16 acres into 10 single-family
residential lots. The property is zoned R-4 Low Density Residential, which allows up to
4 dwelling units per acre.
Property Characteristics
The property is located on Longmire Street, south of State Route 510. The property is
identified by Assessor's Tax Parcel Number 21724420700.
The subject property is surrounded by single family residential uses.
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 August 16, 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 October 24, 2005.
Notice of the date and time of the public hearing was published in the Nisqually Valley
News in the legal notice section on Friday, October 21, 2005.
Concurrency
Chapter 15.40 YMC requires the reviewing authority to determine that required urban
infrastructure is available at the time of development. Concurrency means the facilities
necessary to serve a proposed development are in place or planned for and properly
funded with a reasonable expectation that the facilities will be in place at the time
needed to preserve adopted levels of service.
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 September 12, 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.
Page 2 of 9
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:
o The north half of Longmire Street 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.
• 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.
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.
Adjacent Land Uses and Zoning
The property is bordered by properties that are currently developed as single family
residences.
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)].
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Chapter 14.12 YMC provides guidelines for the retention and creation of open space
within the City. This chapter requires a minimum of five percent of the gross area of a
new subdivision be dedicated as usable open space. Appropriate uses of dedicated
open space include:
• Environmental interpretation or education
• Parks, recreation lands, or athletic fields
• Footpaths or bicycle trails
No more than five percent of any dedicated open spaces may be impermeable surfaces
and open space must be sited so as to be suitable for its intended purpose and at least
75% of the open space must be assessable to either the general public or all residents
of the associated development. Open space shall be dedicated 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. Longmire Street is identified as a Neighborhood Collector Street, which
requires a 16 foot travel lane, vertical curb, a 7-foot planter strip with street trees 35 feet
on center and "No Parking" signs, a 5 foot sidewalk, and street lighting.
Streets within the subdivision will be constructed to the local access standard and
dedicated to the City upon final subdivision approval. A local access street includes two
11 foot travel lanes, two 7 foot parking lanes, a concrete rolled edge curb and gutter, a 6
foot planter strip with street trees 35 feet on center, a 5 foot sidewalk on one side of the
street, and street lighting.
Chapter 16.16.090 YMC requires that the layout of new subdivisions provide for the
continuation of streets existing in adjoining subdivisions and to provide for the
continuation of new streets within the subdivision to adjacent properties that have not
been subdivided. The applicant has provided a connection at the property to the west,
Page 4 of 9
which also has a preliminary plat application. The developers of both plats have jointly
determined the best location for the connection.
When there is a dead end street as a future street connection, the developer is
responsible for creating enough driving area for cars and emergency vehicles to turn
around safely. Usually this is achieved by a cul-de-sac. Since both properties are close
in construction time, the City feels that an agreement for a temporary cul-de-sac on the
property that develops last would be appropriate, and saves the cost of removing
asphalt from a completed subdivision when the connection is made.
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.
Water System
The City's Water Comprehensive Plan identifies the property as being within the water
service area. There is an existing watermain located in Longmire Street, northeast of
the property. The developer of this subdivision is extending the waterline past this
property to the Tahoma Terra Master Planned Development located at the southern end
of Longmire Street.
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).
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.
Page 5 of 9
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. There is an existing sewermain located in Longmire Street, northeast of
the property. The developer of this subdivision is extending the sewer line past this
property to the Tahoma Terra Master Planned Development located at the southern end
of Longmire Street.
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.
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.
Page 6 of 9
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 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.
Page 7 of 9
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:
1. The conditions of the Mitigated Determination of Non-significance are hereby
referenced and are considered conditions of this approval.
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 applicant shall be responsible for the installation of hydrant locks on all fire
hydrants required and installed as part of development. The applicant shall
coordinate with the Yelm Public Works Department to purchase the required
hydrant locks. Hydrant lock details shall be included in Civil Plan Submission.
5. All planting strips and required landscaping located in any open space and
stormwater tract, and along Longmire Street 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 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.
8. The final stormwater plan shall be submitted with civil engineering plans and
shall include an operation and maintenance plan.
9. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells.
Page 8 of 9
10. 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.
11. 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.
12. The proponent shall submit fire flow calculations for all existing and proposed
hydrants. All hydrants must meet minimum City standards.
13. Street lighting is required. Civil plan submittal shall include a lighting design plan
for review and approval.
14. Prior to the submission final plat application, the proponent will provide the
Community Development Department an addressing map for approval.
15. Prior to the submission of final plat application, a subdivision name must be
reserved with the Thurston County Auditor's Office.
16. 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, open
space improvements, and stormwater facilities.
17. 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-05-0257-YL.
Page 9 of 9
~,~~ Tip City of 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: Monday, November 7, 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-05-0239-YL & SHO-05-0240-YL (Yelm Creek Estates). A proposal
by Rainier General Development to subdivide 5.6 acres into 23 residential lots on
property located west of Crystal Springs Road, and adjacent to Yelm Creek on assessor
parcel numbers 22718330102 & 22718330304.
Case Number SUB-05-0257-YL (Golf Course View Estates). A proposal by Rainier
General Development to subdivide 2.16 acres into 10 residential lots on property
located on Longmire St. on assessor parcel number 21724420700.
Case Number BSP-05-0197-YL & SPR-05-0160-YL (West Road Commercial). A
proposal by 3B&C LLC to create building pads for future commercial development, and
Site Plan Approval fora 5,600 sq.ft. commercial building on assessor parcel numbers
64303601701 and 64303601702.
Case Number APP-05-0197-YL (Appeal of MDNS Conditions). Public Meeting to hear
testimony from parties of record, regarding an appeal of certain conditions of the
Mitigated Determination of Nonsignificance issued for West Road Commercial binding
site plan case number BSP-05-0197-YL.
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
Agnes Bennick, City Clerk
DO NOT PUBLISH BELOW THIS LINE
Published in the Nisqually Valley News: Friday, October 21, 2005.
Posted in Public Areas: Wednesday, October 19, 2005.
SEPA N0: 05-0257
MITIGATED DETERMINATION OF NONSIGNIFICANCE
Proponent: Rainier General Development
Description of Proposal: Subdivide 2.16 acres into 10single-family residential. lots. The project
includes the construction of stormwater facilities, interior streets, and
street improvements to Longmire Street SE.
Location of the Proposal: The project site is located on the north side of Longmire Street SE,
southwest of Yelm Avenue West (SR 510).
Section/Township/Range: Section 24, Township 17 North Range 1 East, W.M.
Threshold Determination: The City of Yelm as lead agency for this action has determined that this
proposal does not have a probable significant adverse impact on the
environment. Therefore, an environmental impact statement (EIS) will
not be required under 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 ATTACHED
Lead agency: City of Yelm
Responsible Official: Grant Beck, Community Development Director
ssue: ~ J September 12, 2005
~Co ment De lin ~ September 26, 2005
Ap eal De line: October 3, 2005
~;
Grant Belk, Community Development Director
Thi~Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative
ode 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 September 26,
2005, at 5:00 P.M. The City of Yelm will not act on this proposal prior October 3, 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 October 3, 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, September 16, 2005
Posted in public areas: Monday, September 12, 2005
Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners
Dept. of Ecology w/checklist
ATTACHMENT
SEPA Case Number 05-0257
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 (August 2005, prepared by Olympic Engineering.)
• Preliminary Storm Drainage Report (August 2005, prepared by Olympic Engineering.)
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.
The City's Comprehensive Transportation Plans connectivity policy recognizes that increasing
connections throughout the City not only reduces traffic congestion, but also increases the sense of
unity of the community. Section 16.16.090 Yelm Municipal Code (YMC) states that the layout of
streets shall provide for continuation of streets existing in adjoining subdivisions.
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.
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.
Mitigation Measures
1. The developer shall mitigate transportation impacts based on the new residential P.M. peak hour
trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01
new peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50
per dwelling unit which is payable at time of building permit. Credit should be given for the
existing single-family dwelling.
2. Prior to final subdivision approval, the developer shall complete the following transportation
improvements:
a. The north half of Longmire Street SE 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. The developer shall provide at least 5% of total acreage as qualified open space.
4. The developer shall enter into an agreement with Yelm Community Schools to mitigate project
impacts to the School District.
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YELM COMIVIUNITY SCHOOLS <-` ~ ~~r
_ Where all students can learn and grow ~ _ _
Erlin~ Birkland
Director of Facilities
August 17, 2005
Mr. Grant Beck
Community Development Director
City of Yelm
PO Box 479
Yelm, Washington 98597
RE: SUB-05-0257-YL
Golf Course View Estates
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 any questions please call me at 458-6128.
Sincerely,
Erlin irltland
g
Facilities Director
Yelm Community Schools
YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOW TITLE IX REQLIIREMENTS
107 First Street North, P. O. Box 476, Yelm, Washington 98597, (360) 458-6128, FAX (360) 458-6434
City of Yelm
Community Development Department
P.O. Box 479
Yelm, WA 98597
(360) 458-3835
(360) 458-3144 FAX
Memorandum
To: SPRC
From: Roberta Allen, Administrative Assistant
Date: August 16, 2005
Re: SUB-OS-0257-YL -Project Review Schedule for Golf Course View Estates Plat
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.
August 16, 2005 -Notice of Application distributed -begin 15 day comment period.
September 7, 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. 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-0257 Golf Course View Estates\Proj Rev Date Memo.doc
City of Yelm
~~/ \t~ Community Development Department
PO BOX 479
YELM, WA 98597
L 360-458-3835
WASNINGTON
NOTICE OF APPLICATION
Mailed on: August 16. 2005
PROJECT NAME AND LOCATION: Golf Course View Estates
Longmire Street SE
LAND USE CASE: SUB-05-0257-YL
An application submitted by Doug Bloom, Rainier General Development Inc., PO Box 627, Rainier, WA
98576, for the above referenced project was received by the City of Yelm on August 12, 2005. The City
has determined the application to be complete on August 15, 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: Subdivide 2.16 acres into 10 single family lots
ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An
Environmental Checklist, Preliminary Drainage Report, and 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 YMC, Critical Areas Ordinance Chapter 14.08 YMC, 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 AUGUST 31, 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-0257 Golf Course View Estates\Notice of Application.doc
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Olympic Engineering
1252 Devon Loop NE
Olympia, WA 98506
(360) 870-2561
(360) 705-9361 fax
Letter of Tra n s m i tta I
DATE: August 12, 2005
SEND TO:
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
VIA:
deliver
PROJECT NAME:
•~e~Ig1TAT2 Estates
AGENCY PROJECT NUMBER:
PROJECT NUMBER:
05023
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('APTFC riATF
IIFS! RTPTTnN
13 8/10/05 Preliminary Plat Plans (12 Full-Size & 1 Half Size), Sheets 1-3
1 Legal Description
1 Preliminary Plat Application
2 8/10/05 Preliminary Drainage Report
1 Vicinity Map (8.5" x li")
1 8/10/05 Environmental Checklist
1 Adjacent Property Owner's Mailing Labels
TRANSMITTED AS CHECKED BELOW:
^ For Your Use
® For Review & Comment
^ For Your Approval
^ As Requested
^ Returned For Correction
^ Approved As Noted
REMARKS:
SIGNED:Chris Merritt
CC: