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Project Rev & CorrespondenceCity of Yelm Invoice No. CDD-06-0175 Community Development Department INVOICE - - Customer Name Lawn Pros Date 08/28/2006 __ - Address PO Box 741 Order No. SUB-05-0305-YL - --- - City Yelm State WA ZIP 98597 Rep Terra Valley --__ - - Phone FOB Description Unit Price TOTAL __ __ 1 1 1/2" irrigation meter - pretapped preplumbed $650.00 $650.00 101st Way SE r~ayment uetans O Cash O Check O SubTotal $650.00 Shipping & Handling _ $0.00 --- - _ Taxes WA TOTAL $650.00 _ -- ___ ~ce Use Only `~ City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 THANK YOU r~oF 1~P CITY OF ~ ~ YELM P.O. Box 479 Yelm, WA 98597 360-458-8403 RECEIVED * ~ * ~ 3I% HUNDRED FIFTY DOLLARS & 00 CENTS RECEIVED FROM DATE REC. NO. RAINIER GENERAL DEVELOPMENT 08/29/06 43572 P.0. BOB 627 RAINIER.. KA 98576 BUDGETARY 360-446-3083 D RECEIPT No. 4 3 5 7 2 AMOUNT REF. NO. 650.00 CHECK 35703 CDD-06-0175 IRRIGATION METER 101ST WAY SE TERRA VALLEY OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: SUB-05-0305-YL (TERRA VALLEY) APPLICANT: Terra Valley LLC Doug Bloom 4200 6th Avenue SE, Ste. 301 Lacey, WA 98503 SUMMARY OF REQUEST: The applicant is requesting preliminary plat approval to allow subdivision of approximately 9.7 acres into 41 single family residential lots. 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 January 17, 2006. 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 had provided proper notice and that the SEPA official had issued an MDNS which addressed an oak stand in the open space. A pond will also remain in the open space area and the habitat area marked and protected. The site is in an area of high groundwater and the MDNS requires the storm pond six feet above the -1- elevation of the high ground water. The parcel fronts on Longmire Street and will provide access to undeveloped property to the east. The parcel will also provide an access into Tahoma Terra in the townhouse area. The density calculates to 4.22 dwelling units per acre considering only the site, but the code allows inclusion of the abutting right-of-way to the centerline of a public or private road. GRANT BECK appeared and testified that the zoning code sets forth the definition of "gross density" which includes half of an abutting public road. DOUG BLOOM appeared and testified that he has reviewed the staff report and conditions of approval and has no objection. 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 hearing was posted on the project site, mailed to the owners of the property within 300 feet of the project site, and published in the Nisqually Valley News. 3. A Mitigated Determination of Nonsignificance was issued on November 14, 2005. 4. The applicant has a possessory ownership interest in a rectangular, 9.7 acre parcel of unimproved property abutting the south side of Longmire Street SE, east of SR- 510 within the City of Yelm. The applicant requests preliminary plat approval to allow subdivision of the site into 41 single family residential lots with an average lot size of 5,000 square feet. 5. The Tahoma Terra Golf and Country Club abuts the south property line and Phase 2 of the Tahoma Terra Master Planned Development abuts the west property line. Phases 1 and 2 of Tahoma Terra abut the north side of Longmire Street opposite the site. The preliminary plat map shows two accesses extending south into the site from Longmire Street and a looped road system provide access to all lots. An internal plat road extends from the looped road system to the southwest corner of -2- the parcel where it provides access to the Tahoma Terra project in the area proposed for townhouses. A second internal plat road extends to the east property line in the southeast portion of the site. The parcel abutting the east property line is presently unimproved. The preliminary plat map shows an open space area extending along Longmire Street and a second open space area in the southcentral portion of the site. A stormwater pond is located in the southwest corner of the site between the west property line and the internal plat road. 6a The site is located within the Low Density Residential District (R-4) of the Yelm Municipal Code (YMC). Section 17.12.010 YMC sets forth the intent of the R-4 District which includes enhancement of the residential quality of the City by providing a high standard of development for single family residential areas. Section 17.12.020 YMC authorizes outright single family residential dwellings at a density of not more than four dwelling units per gross acre. The proposed preliminary plat, located adjacent to the Tahoma Terra project and served by all public utilities and services, will provide a high standard of development in accordance with the intent of the R-4 classification. 7. Section 17.12.050. YMC does not require a minimum lot area for lots within the R-4 district, but does require setbacks of 25 feet from collector roads, 35 feet from arterials, 15 feet from local streets with a 20 foot minimum driveway approach, as well as side and rear yard setbacks. Said section also authorizes a maximum building coverage of 50% and a maximum development coverage of 75%. The preliminary plat map shows rectangular lots of adequate size and configuration to provide a reasonably sized building envelope while meeting all bulk requirements. The project satisfies the bulk regulations of the R-4 District. 8. Chapter 14.12 YMC requires that a plat applicant dedicate 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, recreation lands, athletic fields or foot pads/bicycle trails. The plat map shows open spaces in the south, central, and north portions of the site which total .81 acres or 9% of the site. The applicant will dedicate the open space at the time of final subdivision approval. 9. A mitigating measures in the MDNS issued pursuant to the authority of the State Environmental Policy Act (SEPA) requires the applicant to enter a mitigation agreement with the Yelm School District to offset the impacts on the district of school aged children residing in the plat. Entry of the agreement will ensure that the plat makes appropriate provision for schools and school grounds. 10. Chapter 15.24 YMC requires that all new subdivisions improve street frontages to current standards. The City identifies Longmire Street as a neighborhood collector which requires a 16 foot travel lane, vertical curb, seven foot wide planter strip, and -3- street trees 35 feet on center. The standards also require "No Parking" signs, a five foot wide sidewalk, and streetlighting. The internal plat roads will meet the local access standards of 11 foot travel lanes; two, seven foot parking lanes, concrete, rolled edge curb and gutter; six foot wide, planter strip; street trees 35 feet on center; streetlighting; and five foot wide sidewalk on one side. Chapter 16.16.090 YMC requires applicants to provide for the continuation of streets to adjoining subdivisions, and the applicant has provided connections to abutting parcels to the east and west. Adequate entering and stopping sight distance is or must be made available at the intersections of the internal plat roads and Longmire Street, and the applicant must also satisfy the City's Transportation Facility Charge of $757.50 per unit, payable at building permit. The streets provide adequate parking for residents and guests, and therefore 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 subject to the applicant paying current fees. The applicant will extend a water main located in Longmire Street to the northeast of the property to the Tahoma Terra Master Planned Development. The City will also provide sanitary sewer service to all lots, and the applicant will extend an existing sewer line in Longmire Street across the front of the parcel to the Tahoma Terra Master Planned Development. The plat makes appropriate provision for potable water supplies and sanitary waste. 12. Mitigating measures in the MDNS require the applicant to exceed City stormwater requirements set forth in the 1992 DOE stormwater Manual. The applicant must elevate the bottom of the infiltration gallery at least six feet above the elevation of the high groundwater as identified by Thurston County. The MDNS requires individual dry wells to accommodate roof runoff, and also requires the system to accommodate stormwater generated by required frontage improvements. Compliance with the mitigating measures will ensure that the plat makes appropriate provision for drainage ways. The applicant must satisfy the requirements of Chapter 17.80 YMC and provide landscaping and screening along the perimeter of the site. The applicant may either install Type 2 landscaping or fencing to meet said requirements. 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 Terra Valley is consistent with the R-4 zone classification of the YMC and meets all development criteria of YMC. -4- 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, 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 convenient to downtown Yelm and to the significant amenities located in Tahoma Terra and at the Tahoma Terra Golf and Country Club, and therefore should be 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. 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. 5. Each dwelling within the subdivision shall connect to the City S.T.E.P. sewer system. The connection fee and inspection fee will be established at the time of building permit issuance. 6. The applicant shall pay a fire protection impact fee. The impact fee for 2006 is $0.216 per sq. ft. of new development. 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. The plan shall include high ground water protection as required in the MDNS. -5- 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. 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. 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. 14. Street lighting is required. Civil plan submittal shall include a lighting design plan for review and approval. 15. Prior to the submission final plat application, the proponent will provide the Community Development Department an addressing map for approval. 16. Prior to the submission of final plat application, a subdivision name must be reserved with the Thurston County Auditor's Office. 17. 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. 18. 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. -6- DECISION° The request for preliminary plat approval of Terra Valley is hereby granted subject to the conditions contained in the conclusions above. ORDERED this 26th of January , 2006. r, _ ~{, STEPHEN K. CAUSSEAUX, JR. Hearing Examiner TRANSMITTED this 26th day of January, 2006, to the following: APPLICANT: Terra Valley LLC Doug Bloom 4200 6th Avenue SE, Ste. 301 Lacey, WA 98503 Chris Merritt Olympic Engineering 1252 Devon Loop NE Olympia, WA 98506 City of Yelm Tami Merriman 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 -~- CASE NO.: SUB-05-0305-YL (TERRA VALLEY) 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; 6. Errors of law objected to at the public hearing by the person requesting reconsideration; C. Incomplete record; D. An error in interpreting the comprehensive plan or other relevant material; or E. Newly discovered material evidence which was not available at the time of the hearing. The term "new evidence" shall mean only evidence discovered after the hearing held by the hearing examiner and shall not include evidence which was available or which could reasonably have been available and simply not presented at the hearing for whatever reason. The request must be filed no later than 4:30 p.m. on February 6, 2006 (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 -s- 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). NOTEe In an effort to avoid confusion at the time of filing a request for reconsideration, please attach this page to the request for reconsideration. -9- a~~~T~p~ City of Yelm ~' ~ Community Development Department I05 Yelm Avenue West P.O. Box 479 YELM Yelm, WA 98597 WASHINGTON Case Number: SUB-05-0305-YL Proponent: Terra Valley LLC, Doug Bloom Agent: SCA Consulting Group Request: Subdivide approximately 9.7 acres into 41 single family residential lots Recommendation: Approval with conditions Exhibit I: Site plan dated August 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 9.7 acres into 41 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 21724340000. 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 September 26, 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, on January 3, 2006. Notice of the date and time of the public hearing was published in the Nisqually Valley News in the legal notice section on Friday, January 6, 2006. 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 November 14, 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 10 The Mitigated Determination of Non-significance was issued with the following conditions: Prior to final subdivision approval, the developer shall complete the following transportation improvements: • The south half of Longmire Street shall be improved to City Standards for a Neighborhood Collector along the property frontage. • All interior streets shall be improved to City Standards for a Local Access Residential. • The SR 510/Longmire intersection improvement required by the Tahoma Terra Master Plan Approval shall be completed prior to final plat application for this subdivision. • The interior street shall provide a future street connection to the west. 2. Civil plan submission shall include an updated preliminary stormwater plan that meets or exceeds the standards in the 1992 stormwater Manual as adopted by the City of Yelm. The stormwater plan shall include the following elements: ^ The elevation of the bottom of the infiltration gallery shall be a minimum of six feet above the elevation of the high groundwater area as identified by Thurston County, and must be 50 feet horizontally, or 2 feet vertically away from the High Ground water area, which ever distance is less. ^ Individual dry wells are required for roof runoff. ^ The stormwater system shall be designed to accommodate stormwater generated by required frontage improvements. 3. The applicant shall provide a tree and vegetation plan that identifies and protects any priority oak species. 4. Temporary erosion control systems to be approved by the City of Yelm. 5. The developer shall provide at least 5% of total acreage as qualified open space. This shall include the area of the man made pond, and oak habitat species area. 6. 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, and is adjacent to the Tahoma Terra Master Planned Community. Page 3 of 10 The plat as conditioned meets City of Yelm development requirements, and is a compatible use with surrounding properties. Open Space The Growth Management Act establishes a goal for open space and recreation that states "encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks" [RCW 36.70A.020(9)]. Chapter 14.12 YMC provides guidelines for the retention and creation of open space within the City. This chapter requires a minimum of five percent of the gross area of a new subdivision be dedicated as usable open space. Appropriate uses of dedicated open space include: Environmental interpretation or education Parks, recreation lands, or athletic fields Footpaths or bicycle trails No more than five percent of any dedicated open spaces may be impermeable surfaces and open space must be sited so as to be suitable for its intended purpose and at least 75% of the open space must be assessable to either the general public or all residents of the associated development. Open space shall be dedicated 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. Essential Public Facilities The SE Thurston Fire/EMS has adopted a fire protection impact fee. This fee is used by the Fire District to fund those capital facilities required by new development. The impact fee for 2006 is $0.216 per sq. ft. of new development. Page 4 of 10 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. The developer of this subdivision is improving Longmire Street as part of the Tahoma Terra Master Planned Development located at the southern end of Longmire Street. 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 both the east and west. 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). Page 5 of 10 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. 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 $5,569.00 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 east and Page 6 of 10 south portion of the property is identified by Thurston County as a potential high groundwater flooding buffer area. Thurston County, in other areas of the County that are potential high groundwater flooding areas, indicates in the Interim Site Development Standards for New Development in Salmon Creek Basin that if there is more than six feet of separation between the level of the high groundwater and the bottom of any infiltration gallery, the project should be designed to the effective drainage manual. 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 Page 7 of 10 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. 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. 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. Page 8 of 10 5. Each dwelling within the subdivision shall connect to the City S.T. E.P. sewer system. The connection fee and inspection fee will be established at the time of building permit issuance. 6. The applicant shall pay a fire protection impact fee. The impact fee for 2006 is $0.216 per sq. ft. of new development. 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. The plan shall include high ground water protection as required in the MDNS. 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. 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. 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. 14. Street lighting is required. Civil plan submittal shall include a lighting design plan for review and approval. 15. Prior to the submission final plat application, the proponent will provide the Community Development Department an addressing map for approval. 16. Prior to the submission of final plat application, a subdivision name must be reserved with the Thurston County Auditor's Office. Page 9 of 10 17. 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. 18. 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-05-0305-YL. Page 10 of 10 a o. YELM WASHINGTON Sign in Sheet City of Yelm Community Development Department Yelm Hearing Examiner January 17, 2006 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. Name Mailing Address Would you like a copy of the decision mailed to ou? ~.;~~;.r., ~...5^~:.,~ Wit- ...;a ~,G~~_ ~ ~~ U~~. ~~~~,,~ ~~a ,~ ~x ~ z~ f~ ~ ~ <~i~ F ~ ; Cc~ y'.~ .S 7 C ,~ All Hearing Examiner meetings are audio taped. For information on obtaining a copy please call the Yelm Community Development Department at 360-458-3835. ~~~ TEA City of Yelm ~s °' Community Development Department 105 Yelm Avenue West P.O. Box 479 YELM Yelm, WA 98597 WASHINGTON Case Number: SUB-05-0305-YL Proponent: Terra Valley LLC, Doug Bloom Agent: SCA Consulting Group Request: Subdivide approximately 9.7 acres into 41 single family residential lots Recommendation: Approval with conditions Exhibit I: Site plan dated August 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 9.7 acres into 41 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 21724340000. 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 September 26, 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, on January 3, 2006. Notice of the date and time of the public hearing was published in the Nisqually Valley News in the legal notice section on Friday, January 6, 2006. 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 November 14, 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 10 The Mitigated Determination of Non-significance was issued with the following conditions: 1. Prior to final subdivision approval, the developer shall complete the following transportation improvements: ^ The south half of Longmire Street shall be improved to City Standards for a Neighborhood Collector along the property frontage. ^ All interior streets shall be improved to City Standards for a Local Access Residential. ^ The SR 510/Longmire intersection improvement required by the Tahoma Terra Master Plan Approval shall be completed prior to final plat application for this subdivision. • The interior street shall provide a future street connection to the west. 2. Civil plan submission shall include an updated preliminary stormwater plan that meets or exceeds the standards in the 1992 stormwater Manual as adopted by the City of Yelm. The stormwater plan shall include the following elements: ^ The elevation of the bottom of the infiltration gallery shall be a minimum of six feet above the elevation of the high groundwater area as identified by Thurston County, and must be 50 feet horizontally, or 2 feet vertically away from the High Ground water area, which ever distance is less. ^ Individual dry wells are required for roof runoff. ^ The stormwater system shall be designed to accommodate stormwater generated by required frontage improvements. 3. The applicant shall provide a tree and vegetation plan that identifies and protects any priority oak species. 4. Temporary erosion control systems to be approved by the City of Yelm. 5. The developer shall provide at least 5% of total acreage as qualified open space. This shall include the area of the man made pond, and oak habitat species area. 6. 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, and is adjacent to the Tahoma Terra Master Planned Community. Page 3 of 10 The plat as conditioned meets City of Yelm development requirements, and is a compatible use with surrounding properties. Open Space The Growth Management Act establishes a goal for open space and recreation that states "encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks" [RCW 36.70A.020(9)]. Chapter 14.12 YMC provides guidelines for the retention and creation of open space within the City. This chapter requires a minimum of five percent of the gross area of a new subdivision be dedicated as usable open space. Appropriate uses of dedicated open space include: • Environmental interpretation or education • Parks, recreation lands, or athletic fields • Footpaths or bicycle trails No more than five percent of any dedicated open spaces may be impermeable surfaces and open space must be sited so as to be suitable for its intended purpose and at least 75% of the open space must be assessable to either the general public or all residents of the associated development. Open space shall be dedicated 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. Essential Public Facilities The SE Thurston Fire/EMS has adopted a fire protection impact fee. This fee is used by the Fire District to fund those capital facilities required by new development. The impact fee for 2006 is $0.216 per sq. ft. of new development. Page 4 of 10 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. The developer of this subdivision is improving Longmire Street as part of the Tahoma Terra Master Planned Development located at the southern end of Longmire Street. 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 both the east and west. 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). Page 5 of 10 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. 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 $5,569.00 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 east and Page 6 of 10 south portion of the property is identified by Thurston County as a potential high groundwater flooding buffer area. Thurston County, in other areas of the County that are potential high groundwater flooding areas, indicates in the Interim Site Development Standards for New Development in Salmon Creek Basin that if there is more than six feet of separation between the level of the high groundwater and the bottom of any infiltration gallery, the project should be designed to the effective drainage manual. 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 Page 7 of 10 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. 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. 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. Page 8 of 10 5. Each dwelling within the subdivision shall connect to the City S.T.E.P. sewer system. The connection fee and inspection fee will be established at the time of building permit issuance. 6. The applicant shall pay a fire protection impact fee. The impact fee for 2006 is $0.216 per sq. ft. of new development. 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. The plan shall include high ground water protection as required in the MDNS. 9. All roof drain runoff shall be infiltrated on each lot utilizing individual dniwells. 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. 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. 14. Street lighting is required. Civil plan submittal shall include a lighting design plan for review and approval. 15. Prior to the submission final plat application, the proponent will provide the Community Development Department an addressing map for approval. 16. Prior to the submission of final plat application, a subdivision name must be reserved with the Thurston County Auditor's Office. Page 9 of 10 17. 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. 18. 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-05-0305-YL. 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I ~ - / - - - ~ ~/ / / / M ~ I I I, ~ I ~ / I I I I / Y I I W ~~ ~ ~ N ~ I I~ / / I I W I / / I I/ Q ~ / I 4V I M I 1 / LL ~ IZ / Q l i I IW ,a ~ ~ ° o ~ o >e / ~ / W / I O > I I / /~ W ~+ I / / 111 / w y I ; ~ ~ ~ ' ~ I ~ ~ ~ I ~ O I I / I I I I I K w H cQ G Q / it / ~ I I / ~/~~ I / / / -I------ I / O I N I ------- ~ I~~ e- v I ~C,V I ~~ 1 I ~ I I ~ Q ~ N a~~ I oll I / ~ I ~/ N M ~ / I ti r I ~ ~I ~ ~ cl N I / \ (O I 1 1 ~ N i II I I I 1 P / I / I I I 1 I ~ I N N ~~ h ' ~ N 1 I I I 1 / / / I 1 ~ /j - I 1 /M/~ I 1 / // - 1 ' / // ~' ~ \~ I 1 / / /bbl ~ti I \J/ / l .~ I / m I ~1 / '~I /i 510 \ '~ ' / ' / z a \ ~- o '~ \ ~ ~ ~ \ \ ~ r r I ~, +\_ Q m ~ __ I /\ \ ~ ~ \ I 1 I I `\ r I I 1 I O \` _ Q~ I I M h I I ~r 1~ ~ I Z I ~_ O ~ _ I 1 1 rn/ = O a I I N u F- n I 1 , N ~ ~ \ / \/ / ~ Z Q I / I N I // ~ \ / U1 I / ----- I / -- X / I ~ / W w _~_-_ -- _ -_ _ _-_-_~_ _ _-~~ ^ .. ~~i . _._ ; O , l --- / --- \ , --r------~ ~ /, , I Gad a, ~ ~, ~ I / I > 1 ^~~UUU \ `\\ \ / g ' ~og ~' Z ~ d~ess~e-=aaalnoad \ ~ I , I lt5 l1 ) tt M N ~ I A p° ~ m do ezo'se = aaalTlsaa I ~ I ~ I ~ ~ > a I ~ ~wo~. ~10~ ONOd NOI1ViJ1l13N1 ~ ~ I I I ~ /~ ~rcn o ~ ~ ~ / s os ~6s ~~ as as ~~,n 1 1 ~ ( ~ _ - - - - _ _ _ _ _N1Vd 1lfWJ~L - _ - - _ - _ _ _ 11 I I / ~1 1 I I Q Q 11 1 I N 1 1` I 1 ' w ~ \ 1 1 Q ~ 1 r \ R ~ / ~ L \ I ~ ~ \ 1 ~ / I Q I I /~ ~ 1 I L City of Yelm ~~/ \t~ Community Development Department PO BOX 479 YELM, WA 98597 Y E LM To N 360-458-3835 NOTICE OF APPLICATION Mailed on: September 26, 2005 PROJECT NAME AND LOCATION: Terra Valley 14947 Longmire LAND USE CASE: SUB-05-0305-YL An application submitted by Terra Valley LLC, 4200 6th Ave. SE, Suite 301, Lacey, WA 98503, for the above referenced project was received by the City of Yelm on September 21, 2005. The City has determined the application to be complete on September 26, 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 10 acres into 41 single family lots ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An Addendum to Tahoma Terra Residential Development Transportation Impact Study, an Environmental Checklist, a Preliminary Drainage Report and Site Plan were submitted with the application. Additional Information or Project Studies Requested by the City: None. 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 OCTOBER 11, 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. 1:\SUB Full Plat Subdivision\OS-0305 Terra Valley\Notice of Application.doc N 5 a ~e 0 Z a if W K d ff` I _~~ //%t/~.~ W 4~\ I f( l~ J I I /~\ ~f ~\~ Q W `'~~ % i.r''` ..I~rc O ~ I .,VF Q N 1 I ,: I ( I ii" i ! -! I A! i ,1 - --op~p I R I Fr •^O---L_________~_-_--~ I ~ H I ~ Z 1 ~ I (~ m F l____1____~~___ ~ > i S~f t~ _ _ _ 's-~s ~ R ~~ .~~ o II I I I I n `a €'S r~ ~ _ € ~' _ _ _ Z r ' ~ ~ : - ~ %r o ~ Y p LL " ~x~ ? ~ f ~ k ~ ; ~I r ~ ~E~a a o ., 3. ~ _ : r ~ .. 5 G Y b ~ t ~ _ ~ L ~ ~ s - r ,~ $_ 8 ^° ^ e e m 4 u~ ~ ~ J .. .J ~ ~~ [ I Z_I ~ of ((~~ ~, ` ~ ~,: r' i ~~ - ~ ~~ ~i '~~~~ i 3S 'lS NN3l~vdli~l \ _ ^' ~ I ~ ~ ~ I W I .No I ~ OfY NQ I~ I U. 'e W ~ ~3' ~ ~ 4 I ~~ ~ ao 8 c~ E ~ ~' I Z \~~ i ~ I ~.. N W I IO ~`« s .. I~: N :. I C ~ I 7y S Q 1 fD2 Ni i ~~ -. O I ~ I~ x~r _ f")n N I I Q ' I I ~ ~ ~ ~~ m~ I ~ rn 8~ ~F' I' ~ I o,o ~ ~, I ~ ~i N~ r ~ ~ _ ~ f ~ N ~ i ~ I..'d N 9, ~ ~ u, - -- -~~ --g =_ ~ ---~2'--~c-- c \ O r' l0 d I'~ I ro, c_' u~ e~ e-~e N^ .-€ '9~~0~ n~K.a~~„ ' l.! .~ _ _ ` l\ .nom I d I ! r .. _ _ _ _ _ - -wive ru J _ _ -~ _ .. ~ _ - ~~ ~~_ i' ~ ~ / w N `\\ i 1' I ' ~N 1 I << ~ z= li ~ a ~ v r ~ a <o a~ U u J < n r ~ .; ~ a~ ~U ~~ w ~~ d ~ ~ ~ c a o ~ on ~~ C e ¢ 6 ° pOnf ~ E E C O e r ~ 'c Z i'~ s . q ~ ¢ R u ~ t Qa Z Q C L G J J wa a - of ICI ~~~~~ oi~ X71¢; ~.- ~:;_ e w w 'W a J ~J oW >Q :i m=• j ~ : ~ a_ 3 ~ ~~ ~ ~ or< p ~ ! u i 'W o ~ C ±~ 4~Q~ ~: ~s €:s`.R ~~ ~~` ~~ ~U `a~~- YELM COI~'IMUNITY SCHOOLS _ Where all students can learn and grow __.. _ _ Erlin~ Birkland Director of Facilities September 27, 2005 Mr. Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, Washington 98597 RE: SUB-05-0305-YL Terra Valley 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, Erling M. Birkland Facilities Director Yelm Community Schools YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS 107 First Street North, P. O. Box 476, Yelm, Washington 98597, (360) 458.6128, FAX (360) 458-6434 Mitigated Determination of Non-Significance File Number SUB-05-0305-YL Proponent: Terra Valley LLC Description of Proposal: Subdivide 10 acres into 41 single family residential lots. Location of the Proposal: 14947 Longmire Street SE, Tax Parcel #'s 21724340000. 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 Section 43.21 C.030 (2)(c) RCW. This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions/Mitigating Measures: See Attachment A Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Issue: November 14, 2005 Co a line: November 28, 2005 / ppeaf!Deadli~,; December 5, 2005 /~ `~~t/ Grant Beck, Community Development Director This Mitigated Determination of Non-Significance (MDNS) is issued pursuant to Section 197-11-340 (2) WAG-'`Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Avenue West, P.O. Box 479, Yelm, WA 98597, by November 28, 2005, at 5:00 P.M. The City of Yelm will not act on this proposal prior to December 5, 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 December 5, 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), Stormwater Drainage Design and Erosion Control Manual, International Building Code, Critical Areas Regulations (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, November 18, 2005 Posted in public areas: November 15, 2005 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist Attachment A Mitigated Determination of Non-Significance SUB-05-0305-YL Findings of Fact 1. This Mitigated Determination of Non Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the following environmental documents: / Environmental Checklist (September 19, 2005, SCA Consulting Group) / Preliminary Drainage and Erosion Control Report (September 2005, SCA Consulting Group) / Addendum to Tahoma Terra Residential Development Transportation Impact Study dated February 25, 2005 (August 2005, Transportation Engineering Northwest) 2. The environmental documents indicate that the property is composed of soils and substrates that are suitable for building and for stormwater infiltration. There is no indication that there are any potential significant impacts to the earth (geology, topography, soils). 3. There is no indication in any of the environmental documents that there will be any potential long-term significant impacts to air quality from the proposed development. 4. The City of Yelm is identified as a Critical Aquifer Recharge Area, a designated environmentally sensitive area. Potential Impacts to groundwater quality and quantity will be mitigated through measures that meet or exceed the standards in the 1992 DOE stormwater manual as adopted by the City of Yelm. In addition, the east and south portion of the property is identified by Thurston County as a potential high groundwater flooding buffer area. Thurston County, in other areas of the County that are potential high groundwater flooding areas, indicates in the Interim Site Development Standards for New Development in Salmon Creek Basin that if there is more than six feet of separation between the level of the high groundwater and the bottom of any infiltration gallery, the project should be designed to the effective drainage manual. The City has adopted the 1992 Department of Ecology Drainage Design Manual, which requires that stormwater generated from a development be treated for oils, sediments, and heavy metals before infiltration. 5. The south and east portion of the site is identified by Thurston County as including a potential Oak Stand Habitat which is a Department of Fish and Wildlife priority species. 6. 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. Attachment A MDNS (SUB-05-0305-YL) 7. The environmental documents do not identify a potential significant impact related to the use of energy or natural resources. 8. The environmental checklist indicates noise generated from vehicles will be minimal. 9. 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. 10. The Growth Management Act at Section 36.70.070 (6)(b) RCW states that a finding of concurrency can be issued when required improvements are in place at the time of development or that a financial commitment is in place to complete the improvements or strategies within six years. 11. Chapter 16.16 YMC requires that the layout of streets provide for continuation of streets existing in adjoining subdivisions. The project provides a future street connection to the west. 12. Section 16.16.050 (YMC) states that lots within a residential subdivision shall be designed so that lots adjacent to arterial and collector streets are not allowed direct access. 13. The traffic impact analysis (TIA) submitted as part of the application indicates that the project will generate an average of 410 vehicle trips per day, with a PM peak of 41 vehicles per hour. The TIA indicates that, with average growth: 14. Section 14.04.055 YMC indicates that the principal guide in measuring environmental impact is consistency with the land use designations of the comprehensive plan and the development regulations designed to implement the plan. 15. The checklist indicates that the proposal will not require addition fire or police protection services. 16. Temporary construction impacts such as noise, light, water quality, and air quality, are mitigated by requirements of the Zoning Code and Development Guidelines relating to construction activities. 17. 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. Attachment A MDNS (SUB-05-0305-YL) Mitigation Measures 1. Prior to final subdivision approval, the developer shall complete the following transportation improvements: a. The south half of Longmire Street 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. c. The SR 510/Longmire intersection improvement required by the Tahoma Terra Master Plan Approval shall be completed prior to final plat application for this subdivision. d. The interior street shall provide a future street connection to the west. 2. Civil plan submission shall include an updated preliminary stormwater plan that meets or exceeds the standards in the 1992 stormwater Manual as adopted by the City of Yelm. The stormwater plan shall include the following elements: a. The elevation of the bottom of the infiltration gallery shall be a minimum of six feet above the elevation of the high groundwater area as identified by Thurston County, and must be 50 feet horizontally, or 2 feet vertically away from the High Ground water area, which ever distance is less. b. Individual dry wells are required for roof runoff. c. The stormwater system shall be designed to accommodate stormwater generated by required frontage improvements. 3. The applicant shall provide a tree and vegetation plan that identifies and protects any priority oak species. 4. Temporary erosion control systems to be approved by the City of Yelm. 5. The developer shall provide at least 5% of total acreage as qualified open space. This shall include the area of the man made pond, and oak habitat species area. 6. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. Attachment A MDNS (SUB-05-0305-YL) ow~~ Tip City o f Yelm ~' ~ Community Development Department 105 Yelm Avenue West P.O. Box 479 YELM Yelm, WA 98597 WASNINGTON NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Tuesday, January 17, 2006, 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-05-0343-YL (Vista Green). A proposal by John Lubbesmeyer to subdivide 4.55 acres into 19 single family residential lots on property located at 15132 Longmire Street, on assessor parcel number 21724420800. Case Number SUB-05-0305-YL (Terra Valley). A proposal by Terra Valley LLC to subdivide 10 acres into 41 single family residential lots on property located on Longmire St. on assessor parcel number 21724340000. 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 '` .~ (~~ ~, ~ ter` r~ i< Y~ ~ Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, January 6, 2006. Posted in Public Areas: Thursday, December 29, 2005. ~p~ THE p ~~ 0. YELM WASHINGTON City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Tuesday, January 17, 2006, 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-05-0343-YL (Vista Green). A proposal by John Lubbesmeyer to subdivide 4.55 acres into 19 single family residential lots on property located at 15132 Longmire Street, on assessor parcel number 21724420800. Case Number SUB-05-0305-YL (Terra Valley). A proposal by Terra Valley LLC to subdivide 10 acres into 41 single family residential lots on property located on Longmire St. on assessor parcel number 21724340000. 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, January 6, 2006. Posted in Public Areas: Thursday, December 29, 2005. Mitigated Determination ofNon-Significance File Number SUB-05-0305-YL Proponent: Terra Valley LLC Description of Proposal: Subdivide 10 acres into 41 single family residential lots. Location of the Proposal: 14947 Longmire Street SE, Tax Parcel #'s 21724340000. 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 Section 43.21C.030 (2)(c) RCW. This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions/Mitigating Measures: See Attachment A Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Issue: November 14, 2005 Corr~rnen~f~e~c~line: November 28, 2005 Appea~~Deadline: December 5, 2005 ~!~-~'/ Grant Beck, Community Development Director This Mitigated Determination of Non-Significance (MDNS) is issued pursuant to Section 197-11-340 (2) WAG: Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Avenue West, P.O. Box 479, Yelm, WA 98597, by November 28, 2005, at 5:00 P.M. The City of Yelm will not act on this proposal prior to December 5, 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 December 5, 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), Stormwater Drainage Design and Erosion Control Manual, International Building Code, Critical Areas Regulations (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, November 18, 2005 Posted in public areas: November 15, 2005 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist Attachment A Mitigated Determination of Non-Significance S UB-05-0305-YL Findings of Fact 1. This Mitigated Determination of Non Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the following environmental documents: / Environmental Checklist (September 19, 2005, SCA Consulting Group) / Preliminary Drainage and Erosion Control Report (September 2005, SCA Consulting Group) / Addendum to Tahoma Terra Residential Development Transportation Impact Study dated February 25, 2005 (August 2005, Transportation Engineering Northwest) 2. The environmental documents indicate that the property is composed of soils and substrates that are suitable for building and for stormwater infiltration. There is no indication that there are any potential significant impacts to the earth (geology, topography, soils). 3. There is no indication in any of the environmental documents that there will be any potential long-term significant impacts to air quality from the proposed development. 4. The City of Yelm is identified as a Critical Aquifer Recharge Area, a designated environmentally sensitive area. Potential Impacts to groundwater quality and quantity will be mitigated through measures that meet or exceed the standards in the 1992 DOE stormwater manual as adopted by the City of Yelm. In addition, the east and south portion of the property is identified by Thurston County as a potential high groundwater flooding buffer area. Thurston County, in other areas of the County that are potential high groundwater flooding areas, indicates in the Interim Site Development Standards for New Development in Salmon Creek Basin that if there is more than six feet of separation between the level of the high groundwater and the bottom of any infiltration gallery, the project should be designed to the effective drainage manual. The City has adopted the 1992 Department of Ecology Drainage Design Manual, which requires that stormwater generated from a development be treated for oils, sediments, and heavy metals before infiltration. 5. The south and east portion of the site is identified by Thurston County as including a potential Oak Stand Habitat which is a Department of Fish and Wildlife priority species. 6. 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. Attachment A MDNS (SUB-o5-0305-YL) 7. The environmental documents do not identify a potential significant impact related to the use of energy or natural resources. 8. The environmental checklist indicates noise generated from vehicles will be minimal. 9. 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. 10. The Growth Management Act at Section 36.70.070 (6)(b) RCW states that a finding of concurrency can be issued when required improvements are in place at the time of development or that a financial commitment is in place to complete the improvements or strategies within six years. 11. Chapter 16.16 YMC requires that the layout of streets provide for continuation of streets existing in adjoining subdivisions. The project provides a future street connection to the west. 12. Section 16.16.050 (YMC) states that lots within a residential subdivision shall be designed so that lots adjacent to arterial and collector streets are not allowed direct access. 13.The traffic impact analysis (TIA) submitted as part of the application indicates that the project will generate an average of 410 vehicle trips per day, with a Pt~l peak of 41 vehicles per hour. The TIA indicates that, with average growth: 14. Section 14.04.055 YMC indicates that the principal guide in measuring environmental impact is consistency with the land use designations of the comprehensive plan and the development regulations designed to implement the plan. 15. The checklist indicates that the proposal will not require addition fire or police protection services. 16. Temporary construction impacts such as noise, light, water quality, and air quality, are mitigated by requirements of the Zoning Code and Development Guidelines relating to construction activities. 17.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. Attachment A MDNS (SUB-05-0305-YL) Mitigation Measures 1. Prior to final subdivision approval, the developer shall complete the following transportation improvements: a. The south half of Longmire Street 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. c. The SR 510/Longmire intersection improvement required by the Tahoma Terra Master Plan Approval shall be completed prior to final plat application for this subdivision. d. The interior street shall provide a future street connection to the west. 2. Civil plan submission shall include an updated preliminary stormwater plan that meets or exceeds the standards in the 1992 stormwater Manual as adopted by the City of Yelm. The stormwater plan shall include the following elements: a. The elevation of the bottom of the infiltration gallery shall be a minimum of six feet above the elevation of the high groundwater area as identified by Thurston County, and must be 50 feet horizontally, or 2 feet vertically away from the High Ground water area, which ever distance is less. b. Individual dry wells are required for roof runoff. c. The stormwater system shall be designed to accommodate stormwater generated by required frontage improvements. 3. The applicant shall provide a tree and vegetation plan that identifies and protects any pricrity oak species. 4. Temporary erosion control systems to be approved by the City of Yelm. 5. The developer shall provide at least 5% of total acreage as qualified open space. This shall include the area of the man made pond, and oak habitat species area. 6. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. Attachment A MDNS (SUB-05-0305-YL) ArcIMS Viewer ~'~ ~ n Ap ~~ ~ ,art "" a ~~ ~ _ ~- ii ~~ [L ~.~ ~. {41^" n~ ~~ * ~ ~` .. r •. 'R#~~...,, A, ~y~ "~ #M k ~u' ~, '~. * ~ r • ~ .1,1 ~.. '? 1 !^~ b~h`~s J ~ ( ~-)~-, y~ 1 V~ http://geomap l .geodata.org/website/natres/MapFrame.htm Page 1 of 1 ~u 10/11/2005 YEL~1 CO.~'llVIUNITY SCHOOLS ` W/~ere all studer7ts can learn and a •ola~ Erlin~ Birkland Director of Facilities September 27, 2005 Mr. Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, Washington 98597 RE: SUB-05-0305-YL Terra Valley 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, ~`~ / - - Erling M. Birkland Facilities Director Yelm Community Schools 1'ELM ('O1~I~Ii :ti'ITY SCHOOLS IS AN FAI ~AL OPPORTi"\ITS' FAIPL01"ER ,AND FOLLOl1'S TITLE Ia RFAL"IRE'~IEVTS 107 First Street North, P. O. Box 476, Yelm, ~i'ashington 98597, (360) 458-61°8, F.4~ (360) 458-6434 City of Yelm ~~/ \t~ Community Development Department PO BOX 479 YELM, WA 98597 YELM 360-458-3835 WASHINGTON NOTICE OF APPLICATION Mailed on: September 26. 2005 PROJECT NAME AND LOCATION: Terra Valley 14947 Longmire LAND USE CASE: SUB-05-0305-YL An application submitted by Terra Valley LLC, 4200 6th Ave. SE, Suite 301, Lacey, WA 98503, for the above referenced project was received by the City of Yelm on September 21, 2005. The City has determined the application to be complete on September 26, 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 10 acres into 41 single family lots ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An Addendum to Tahoma Terra Residential Development Transportation Impact Study, an Environmental Checklist, a Preliminary Drainage Report and Site Plan were submitted with the application. Additional Information or Project Studies Requested by the City: None. 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 OCTOBER 11, 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. l:\SUB Full Plat Subdivision\OS-0305 Terra Valley\Notice of Application.doc ~ u~ f~~ Z ~ - -- iE I i -~ a I ' a.~, '> y ~ ~ .,, -- ---- -d---I 1 .r ^ "~ O W I I . ~ .' W C I ~iH ay I I I = I I I I ~~ ~I '--~ -- x I <, I -_Y-o~ i a ' I f :~ ~ I I ~ Z I i I ! ~ U ~_ a`r rg °g sY ~-~-~ _ x ~~' ~~~ o o II II ~ ;' ~ s § ~ ~ L~ § ~ ~ e ~ ~ W a > x.~ ~ LL n ? .~ z O So°- w E ~ ~ 7~~ S 7 ~ ~ Q W Fe~ 'O s ? ~ ~ < ~ o ~ a a J ~ _' . G~~3 d ~ .n o w n n ~ ~ i ~ & z r. ~ u _ ? ~ ~ ~ 5 t S °~ b o~ - 8 P~ 8 3 G ~ ~ ~~ ~ F Q '~ ~ ~ W J Z W-'~ \4v~ O m ~~ I I - ~n ~0 Vn C'Jn ~N f7n f„~n' ~m f7 n Np N X I 1 ~~ _ ~~ 3S ' 3 NN31 g b'i~I~l ~ ~~ _ I I ~ r - _ '„ - - 8.. -- ~ -- ~ 1 rNi ~ g'' I ~ ~ n W I I$ I i4 I i of ~ ~ N~ i cn O i I Q I ~ y ? 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Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: SPRC From: Roberta Allen, Administrative Assistant Date: September 26, 2005 Re: SUB-OS-0305-YL -Project Review Schedule for Terra Valley 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. September 26, 2005 -Notice of Application distributed -begin 15 day comment period. October 12, 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-0305 Terra Valley\Proj Rev Date Memo.doc 4200 6th Avenue SE, Suite 301 Lacey, Washington 98509-3485 (360)493-6002 ~" , (360)493-2476 FAX Consulting Group DATE: September 21, 2005 LETTER R~Ce~VedOF TRANSMITTAL SEP 2 1 2005 SEND TO: City of Yelm, Community Development SCA PROJECT NUMBER: 05003 AGENCY PROJECT NUMBER: PROJECT NAME: Terra Valley VIA: COPIES DATE DESCRIPTION 1 9/21/05 Preliminary Plat Application w/ Adjacent Property owners list 1 9/21/05 Environmental Checklist 1 9/21/05 Reduced set of Plans 11x17 3 8/25/05 Traffic Studies 3 9/05 Drainage Reports 10 9/21/05 Full Size Plan Sets THESE ARE TRANSMITTED AS CHECKED BELOW: ^ FOR YOUR USE ® FOR REVIEW & COMMENT ^ FOR YOUR APPROVAL REMARKS: TRANSMITTED BY: CS ^ AS REQUESTED ^ APPROVED AS NOTED ^ RETURNED FOR CORRECTIONS CC: '.~r::.:.:.':{a ..: . .. .... . 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