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Project Rev & CorrespondenceCity of Yelm Invoice No. CDD-06-0177 Community Development Department INVOICE - ,.. _~_ ~" VY.71V111C1 Name Landshapes NW, Inc., Attn: John Lubbesmeyer -- - Address 1151 E. 112th Street City Tacoma State WA ZIP 98445 Phone -- Item Description 1 Sewer Connection ', 1 Sewer Inspection 1 Water Connection 1 Water Meter 1 Utility Billing Deposit Payment Details ~ Cash O Check O Date 9/26/2006 Order No. Vista Rep S -05-0343-YL FOB Unit Price $5,569.00 ', $145.00 ' $1,500.00 $300.00 $90.00 TOTAL $5,569.00 ', $145.00 $1,500.00 $300.00 $90.00 SubTotal ' $7,604.00 Shipping & Handling $0.00 ____ Taxes WA TOTAL $7,604.00 - _ __ ---- ',Off~ a Use Only City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 THANK YOU PAI u MAY - R 2006 C~-~ pF YELM City of Yelm Community Development Department ------~G7~.3- a5 - - ------ - - -- ---- --- SubTotal __ _$10,_423.25 Shipping 8 Handling _ _$_0_00_ Taxes WA _ __ ~:_:..~'_ ' INVOICE -_ Customer Name Landshapes NW Inc., John Lubbesmeyer _ --- - Address 1151 East 112th Street _ _ - _ _ - - - City Tacoma_ ___ _ _ _ State WA _ ZIP 98445 Phone - - - - - - - - - - - - Invoice No. CDD-05-0163 Date May 5, 2006 _ _ _ Order No. _ _ _ Rep SUB-05-0343-YL FOB Vista reen --- - - _ -Description --- - -- -- -~ -- - - _ -~ ~~D _ _ Unit Price __ __ ___TOTAL 1 _ _ _ Peer Review completed by Parametrix - !/~ ~ o `~ $1,931.25 $1,931.25 1 City of Yelm Engineering Review Fees I v ~ ~ $1,188.00 $1,188.00 1 Water connection Fee, Existing House 7 1 S 7Yo dy o ~~~ y~ - s° $1,500.00 i $90.00 $1,500.00 $90.00 1 1 Water Account Set Up Fee Sewer Connection Fee, Existing House ~ go L $5,569.00 $5,569.00 1 Sew Inspection Fee, Existing House g G L $145.00 $145.00 tel: c)..'~c~' (~'~~~ 7 r L 3c1~, 3 ~ Payment Details Q Cash Q Check O ~oF T~ CITY OF YELM P.O. Box 479 Yelm, WA 98597 360-458-8403 TOTAL ~-i~.f~~ ~i RECEIPT No. 419 0 3 REf~Wu46~p THOUSAND SEVEN HUNDRED TWENTY THREE DOLLARS & 25 CENTS RECEIVED FROM DATE REC. NO. LANDSHAPES li<lii INC 05 /08 /06 41903 JOHN LUBBESHEYER 1151 EAST 112TH ST BUDGETARY TACOHA. NA 98445 CDD-05-0163 ' DIANA AMOUNT REF. NO. 10.723.25 CHECK 3704 S/CONNECT5569. S/INSP145. N/HETER300 OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: SUB-05-0343-YL, VISTA GREEN APPLICANT: John Lubbesmeyer 1151 East 112th Street Tacoma, WA 98445 SUMMARY OF REQUEST: The applicant is requesting preliminary plat approval to allow subdivision of approximately 4.55 acres into 19 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 provided proper notice. A well located to the southeast will require a covenant to ensure protection. The covenant should not cause a problem since homes can be located within the protection area, but no contaminants should be located on any of the lots. The project provides two future road connections, one to the east and another to the west. The parcel to the east is presently proposed for development -1- and the applicants will work together in locating a temporary cul-de-sac if necessary. The road to the northwest will provide access to a five acre parcel. Because of the significant road connections, the City will accept a fee in lieu of providing open space. JOHN LUBBESMEYER, applicant, appeared and testified that he has received good direction from staff and has no problem with the staff report. He has reviewed and agrees with all conditions of approval. 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 public hearing was posted on the project site, mailed to owners of property within 300 feet of the site, and published in the Nisqually Valley News. 3. A Mitigated Determination of Nonsignificance was issued on November 7, 2005, and no appeals were filed. 4. The applicant has a possessory ownership interest in a generally rectangular, 4.55 acre parcel of property abutting the north side of Longmire Street east of SR-510 within the City of Yelm. The site is presently improved with one single family residential home and outbuildings, and the applicant requests preliminary plat approval to allow subdivision of the site into 19 single family residential lots. 5. The parcel abuts Longmire Street for 290 feet and measures 642 feet in depth. The preliminary plat map shows access provided via an internal plat road extending north from Longmire Street and eventually turning west near the northwest corner of the site and extending to the west property line. A second internal road extends east from the north/south road to the east property line. This road will connect to an internal subdivision road on the adjoining parcel which is also in the process of development. All lots will access onto the internal plat roads. The storm drainage facilities will be located in Tract A, a .43 acre tract located in the northeast corner. The plat proposes no open space. -2- 6. The site is located within the Low Density Residential (R-4) District 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 the provision of a high standard of development for single family residential areas. Section 17.12.020(A) YMC authorizes single family dwellings at a density of not more than four dwelling units per gross acre in the R-4 district. The plat proposes an average lot size of 6,968 square feet and a density of four dwelling units per acre when considering the areas within rights-of-way to include Longmire Street. 7. Section 17.12.050 YMC sets forth the lot size and shape requirements for the R-4 classification, and the proposed lots meet all said criteria. All lots will provide a reasonably sized building envelope that meets all setback and lot coverage requirements. The proposed plat satisfies the bulk regulations of the R-4 zone classification. 8, As previously found, the preliminary plat proposes no open space. However, Section 14.12.050(1) YMC allows the City to accept a fee in lieu of open space where appropriate. In the present case, the City has properly determined that the two internal street connections as well as the location of the plat adjacent to the Tahoma Terra Master Planned Development and its significant parks support a fee in lieu of open space. Therefore, upon payment of such fee, the preliminary plat will make appropriate provision for open spaces, parks and recreation, and playgrounds. 9. A mitigating measure 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 said agreement will ensure that the plat makes appropriate provision for schools and school grounds. 10. Chapter 15.24 YMC requires new subdivisions to improve street frontages to current City standards. The City classifies Longmire Street as a neighborhood collector which requires a 16 foot wide travel lane, vertical curb, seven foot wide planter strip, street trees 35 feet on center, "No Parking" signs, a five foot wide sidewalk, and streetlighting. Prior to final plat approval Longmire Street must meet these requirements. The applicant will construct internal plat roads to local access standards which include 11 foot travel lanes, seven foot parking lanes on both sides, concrete rolled edge curb and gutter, six foot wide planter strip with street trees 35 feet on center, streetlighting, and a five foot wide sidewalk on one side. Section 16.16.090 YMC requires plats to make provision for the continuation of streets to adjoining parcels. As previously found, the applicant has provided a connection to properties abutting both the east and west property lines. The applicant must also comply with the City's Transportation Facility Charge and make -3- a $757.50 per unit payment at the time of building permit issuance. The preliminary plat meets the parking requirements set forth in Chapter 17.72 YMC as each lot will provide two, on-site, parking spaces, and on-street parking can occur on both sides of the internal plat roads. 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 and extending the water main from northeast of the property across the plat frontage. The City will also provide sanitary sewer service to each lot subject to the applicant paying required fees and extending the sewer main across the plat frontage from northeast of the parcel. The plat makes appropriate provision for potable water supplies, fire protection, and sanitary waste. 12. The applicant's stormwater system must meet City standards as set forth in the 1992 Department of Ecology's stormwater Manual. The applicant has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of stormwater in compliance with said manual. The plat makes appropriate provision for drainage ways. 13. The preliminary plat must meet the requirements of Chapter 17.80 YMC which requires landscaping or fencing around the perimeter of the site. 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 Vista Green is consistent with the R-4 zone classification of the YMC and meets all development criteria set forth therein. 3. In accordance with Section 16.12.170 YMC the preliminary plat makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, roads, alleys, transit stops, potable water supplies, sanitary waste, parks and recreation, playgrounds, schools and school grounds, and safe walking conditions. 4. The proposed preliminary plat will serve the public use and interest by providing an attractive location for a single family residential subdivision adjacent to the Tahoma Terra Master Planned Development with its significant recreational opportunities. Therefore, the preliminary plat of Vista Green 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, and is payable at building permit issuance. 7. The applicant shall design and construct all stormwater facilities in accordance with the 1992 DOE stormwater Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. A 10-foot setback from all property lines and easements are required for stormwater facilities. 8. The final stormwater plan shall be submitted with civil engineering plans and shall include an operation and maintenance plan. 9. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells. 10. The stormwater system shall be held in common by the Homeowners Association. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. 11. The applicant 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 applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. -5- 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 applicant 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 applicant shall pay a fee in lieu of open space. The fee is $0.77 per square foot of required open space. The required square footage is 9,909.90, the open space fee is $7,630.62 18. The applicant 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. 19. The applicant shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners' association becomes responsible for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years. DECISION: The request for preliminary plat approval of Vista Green is hereby granted subject to the conditions contained in the conclusions above. ORDERED this 26th day of January, 2006. ~~ ~~ ~...~~~ STEPHEN K. CAUSSEAUX, JR. Hearing Examiner -6- TRANSMITTED this 26th day of January, 2006, to the following: APPLICANT: John Lubbesmeyer 1151 East 112th Street Tacoma, WA 98445 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-05-0343-YL, VISTA GREEN NOTICE 1. RECONSIDERATION: Any interested party or agency of record, oral or written, that disagrees with the decision of the hearing examiner may make a written request for reconsideration by the hearing examiner. Said request shall set forth specific errors relating to: A. Erroneous procedures; B. Errors of law objected to at the public hearing by the person requesting reconsideration; C. Incomplete record; D. An error in interpreting the comprehensive plan or other relevant material; or E. Newly discovered material evidence which was not available at the time of the hearing. The term "new evidence" shall mean only evidence discovered after the hearing held by the hearing examiner and shall not include evidence which was available or which could reasonably have been available and simply not presented at the hearing for whatever reason. The request must be filed no later than 4:30 p.m. on 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). NOTE: In an effort to avoid confusion at the time of filing a request for reconsideration, please attach this page to the request for reconsideration. -9- ~~FT"FA Sign in Sheet City of Yelm YELM Community Development Department WASHINGTON 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? ~ E~ r. ~ 6""12 rr: ~`'~~ ~ Z~ ? ~ 2v•,. (.~.~p Ali. ~~C. ~~arJ ~'O ~cX ~Z~ 4 r vt~ P ~-; Cc.~ y's s-7 G ~ J ~, `~ ' All Hearing Examiner meetings are audio taped. For information on obtaining a copy please call the Yelm Community Development Department at 360-458-3835. 'o~,~~ T"Epp City of Yelm °' ~' Community Development Department 105 Yelm Avenue West P.O. Box 479 YELM Yelm, WA 98597 WASHINGTON Case Number: SUB-05-0343-YL Applicant: John Lubbesmeyer Agent: Olympic Engineering Request: Subdivide approximately 4.55 acres into 19 single family residential lots Recommendation: Approval with conditions Exhibit I: Site plan dated October 2005 Exhibit II: Notice of Application & Comment Letters Exhibit III: Mitigated Determination of Non-Significance & Comment Letters Exhibit IV: Public Hearing Notice Proposal The applicant is proposing to subdivide approximately 4.55 acres into 19 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 21724420800. 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 October 13, 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 7, 2005. This determination is final and fulfils the City's responsibility for disclosure of potential, significant environmental impacts. The Hearing Examiner may take action to deny or condition the proposal based on impacts identified in the environmental checklist or other environmental documents. Page 2 of 9 The Mitigated Determination of Non-significance was issued with the following conditions: 1. The developer shall mitigate transportation impacts based on the new residential P.M. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The applicant will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. Credit should be given for the existing single-family dwelling. 2. Prior to final subdivision approval, the developer shall complete the following transportation improvements: • The west half of North half of Longmire Road shall be improved to City Standards for a Neighborhood Collector Street. • All interior streets shall be improved to City Standards for a Local Access Residential Street. 3. Temporary erosion control systems to be approved by the City of Yelm. 4. The developer shall provide and record a "protective well covenant" meeting the standards of the Thurston County Health Department restricting any contaminate sources within the 100-foot well radius of the well located on the property to the east of this site. 5. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. Lots Size and Setbacks The Yelm Zoning Code does not establish minimum or maximum lot sizes, although it does require standard yard setbacks of 15 feet from the front property line adjacent to local access road with a minimum 20 foot driveway approach, 5 feet from side property lines with a minimum of 12 feet between the two side yards, and 25 feet from the rear property line. The setback for a flanking yard is 15 feet from the property line. Adjacent Land Uses and Zoning The property is bordered by properties that are currently developed as single family residences. The plat as conditioned meets City of Yelm development requirements, and is a compatible use with surrounding properties. Page 3 of 9 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)]. Section 14.12.050(1) Allows the City to determine when a fee in lieu of open space is appropriate. In this instance, with new parks located in the Tahoma Terra subdivision, and the fact that the developer is providing two internal street connections, the City will allow a fee in lieu of open space. Schools New residential units create a demand for additional school services and facilities. The Yelm School District requests that the applicant 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 applicant 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. W ~ 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 the Tahoma Terra Subdivision is improving Longmire Street as part of the Tahoma ~ Terra Master Planned Development located at the southern end of Longmire Street. --d 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. Page 4 of 9 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 Tahoma Terra subdivision is extending the waterline past this property to the Tahoma Terra Master Planned Development located at the southern end of Longmire Street. The current fee to connect to the City water system is $1,500.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). The proposed subdivision would be required to connect to the City's water system and the projects internal roadways will be required to have a water main installed to serve fire hydrants and individual services. Any existing well(s) on the property must be decommissioned per Department of Ecology standards and any water rights associated with these wells shall be dedicated to the City of Yelm. As shown on the site plan, the well serving the property directly west of this parcel is located very near the property line. Wellhead protection should be required, and became part of the MDNS conditions. The City of Yelm is dedicated to providing the best quality water possible to its consumers. Section 246-290-490, WAC, requires that the City take measures to ensure that contamination does not occur as a result of cross contamination. Page 5 of 9 An irrigation meter may be installed for the purpose of irrigation. A backflow prevention device will be required for all landscape irrigation connections between the irrigation system and the water meter. This also includes any individual irrigation systems that may be located on any individual lot within the subdivision. Identified in the 2002 City of Yelm Water Comprehensive Plan is a requirement to install fire hydrant locks as part of the City's water conservation and accountability program. In 2004, the City was also required to complete a vulnerability assessment in response to the new homeland security measures as a result of 9/11. Sewer System The City's Sewer Comprehensive Plan identifies the property as being within the sewer service area. There is an existing sewermain located in Longmire Street, northeast of the property. The developer of the Tahoma Terra Master Planned Community 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 applicant has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of the stormwater. Stormwater facilities require continued maintenance to ensure they remain in proper working condition. Street Lighting Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners. Street lighting is reviewed at the time of civil plan review in order to assure adequate lighting. Page 6 of 9 Subdivision Name and Addressing A subdivision name must be reserved with the Thurston County Auditor's Office prior to submitting for final subdivision approval. Addressing and street naming within the subdivision will be assigned by the Community Development Department prior to application for final subdivision approval. Landscaping Landscaping and screening are necessary to provide screening between compatible and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets of the City. Chapter 17.80 YMC requires all development to provide on site landscaping. The site is adjacent to properties that are compatibly zoned. Chapter 17.80 YMC requires that the perimeter of the site be landscaped with a Type II landscaping. In residential subdivisions the City allows fencing to meet the landscaping requirement for the perimeter of the site. Landscape requirements shall be installed and approved prior to application for final plat. Landscaping is required in open space and stormwater facilities. Chapter 17.80 YMC requires that at time of civil plan review and approval the applicant provide the Community Development Department a detailed final landscape and irrigation plan for approval. Section 17.80.090 (F) YMC states that the owner/developer of any project requiring site plan review approval, subdivision approval, or short subdivision approval shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners' association becomes responsible for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years. Staff Recommendation Section 16.12.170 YMC requires written findings prior to a decision on a preliminary subdivision. The applicant has established that the proposed subdivision, if conditioned, adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, and sidewalks. Page 7 of 9 That the public use and interest will be served by the subdivision of the property, if conditioned. The subdivision, if conditioned, is in conformance with the Yelm-Thurston County Joint Comprehensive Plan, the City of Yelm Zoning Code, the City of Yelm Subdivision Code, the Shoreline Management Act and the Thurston County Shoreline Master Program, and the City of Yelm Development Guidelines. The Hearing Examiner should approve the preliminary subdivision with the following conditions: 1. The conditions of the Mitigated Determination of Non-significance are hereby referenced and are considered conditions of this approval. 2. Each dwelling unit with the subdivision shall connect to the City water system. The connection fee and meter fee will be established at the time of building permit issuance. 3. All conditions for cross connection control as required in Section 246-290-490 WAC. 4. 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, and is payable at building permit issuance. 7. The applicant shall design and construct all stormwater facilities in accordance with the 1992 DOE stormwater Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. A 10-foot setback from all property lines and easements are required for stormwater facilities. 8. The final stormwater plan shall be submitted with civil engineering plans and shall include an operation and maintenance plan. 9. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells. Page 8 of 9 10. The stormwater system shall be held in common by the Homeowners Association. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. 11. The applicant 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 applicant 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 applicant 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 applicant shall pay a fee in lieu of open space. The fee is $0.77 per square foot of required open space. The required square footage is 9,909.90, the open space fee is $7,630.62 18. The applicant 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. 19. The applicant 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-05-0343-YL. Page 9 of 9 ~oF Tip City o f Yelm d~ Community Development Department 105 Yelm Avenue West P.O. Box 479 YELM Yelm, WA 98597 WASHINGTON Case Number: SUB-05-0343-YL Applicant: John Lubbesmeyer Agent: Olympic Engineering Request: Subdivide approximately 4.55 acres into 19 single family residential lots Recommendation: Approval with conditions Exhibit I: Site plan dated October 2005 Exhibit II: Notice of Application & Comment Letters Exhibit III: Mitigated Determination of Non-Significance & Comment Letters Exhibit IV: Public Hearing Notice Proposal The applicant is proposing to subdivide approximately 4.55 acres into 19 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 21724420800. 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 October 13, 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 7, 2005. This determination is final and fulfils the City's responsibility for disclosure of potential, significant environmental impacts. The Hearing Examiner may take action to deny or condition the proposal based on impacts identified in the environmental checklist or other environmental documents. Page 2 of 9 The Mitigated Determination of Non-significance was issued with the following conditions: 1. The developer shall mitigate transportation impacts based on the new residential P.M. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The applicant will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. Credit should be given for the existing single-family dwelling. 2. Prior to final subdivision approval, the developer shall complete the following transportation improvements: • The west half of North half of Longmire Road shall be improved to City Standards for a Neighborhood Collector Street. • All interior streets shall be improved to City Standards for a Local Access Residential Street. 3. Temporary erosion control systems to be approved by the City of Yelm. 4. The developer shall provide and record a "protective well covenant" meeting the standards of the Thurston County Health Department restricting any contaminate sources within the 100-foot well radius of the well located on the property to the east of this site. 5. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. Lots Size and Setbacks The Yelm Zoning Code does not establish minimum or maximum lot sizes, although it does require standard yard setbacks of 15 feet from the front property line adjacent to local access road with a minimum 20 foot driveway approach, 5 feet from side property lines with a minimum of 12 feet between the two side yards, and 25 feet from the rear property line. The setback for a flanking yard is 15 feet from the property line. Adjacent Land Uses and Zoning The property is bordered by properties that are currently developed as single family residences. The plat as conditioned meets City of Yelm development requirements, and is a compatible use with surrounding properties. Page 3 of 9 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)]. Section 14.12.050(1) Allows the City to determine when a fee in lieu of open space is appropriate. In this instance, with new parks located in the Tahoma Terra subdivision, and the fact that the developer is providing two internal street connections, the City will allow a fee in lieu of open space. Schools New residential units create a demand for additional school services and facilities. The Yelm School District requests that the applicant 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 applicant 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. 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 the Tahoma Terra 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. Page 4 of 9 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 Tahoma Terra subdivision is extending the waterline past this property to the Tahoma Terra Master Planned Development located at the southern end of Longmire Street. The current fee to connect to the City water system is $1,500.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). The proposed subdivision would be required to connect to the City's water system and the projects internal roadways will be required to have a water main installed to serve fire hydrants and individual services. Any existing well(s) on the property must be decommissioned per Department of Ecology standards and any water rights associated with these wells shall be dedicated to the City of Yelm. As shown on the site plan, the well serving the property directly west of this parcel is located very near the property line. Wellhead protection should be required, and became part of the MDNS conditions. The City of Yelm is dedicated to providing the best quality water possible to its consumers. Section 246-290-490, WAC, requires that the City take measures to ensure that contamination does not occur as a result of cross contamination. Page 5 of 9 An irrigation meter may be installed for the purpose of irrigation. A backflow prevention device will be required for all landscape irrigation connections between the irrigation system and the water meter. This also includes any individual irrigation systems that may be located on any individual lot within the subdivision. Identified in the 2002 City of Yelm Water Comprehensive Plan is a requirement to install fire hydrant locks as part of the City's water conservation and accountability program. In 2004, the City was also required to complete a vulnerability assessment in response to the new homeland security measures as a result of 9/11. Sewer System The City's Sewer Comprehensive Plan identifies the property as being within the sewer service area. There is an existing sewermain located in Longmire Street, northeast of the property. The developer of the Tahoma Terra Master Planned Community 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 applicant has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of the stormwater. Stormwater facilities require continued maintenance to ensure they remain in proper working condition. Street Lighting Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners. Street lighting is reviewed at the time of civil plan review in order to assure adequate lighting. Page 6 of 9 Subdivision Name and Addressing A subdivision name must be reserved with the Thurston County Auditor's Office prior to submitting for final subdivision approval. Addressing and street naming within the subdivision will be assigned by the Community Development Department prior to application for final subdivision approval. Landscaping Landscaping and screening are necessary to provide screening between compatible and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets of the City. Chapter 17.80 YMC requires all development to provide on site landscaping. The site is adjacent to properties that are compatibly zoned. Chapter 17.80 YMC requires that the perimeter of the site be landscaped with a Type II landscaping. In residential subdivisions the City allows fencing to meet the landscaping requirement for the perimeter of the site. Landscape requirements shall be installed and approved prior to application for final plat. Landscaping is required in open space and stormwater facilities. Chapter 17.80 YMC requires that at time of civil plan review and approval the applicant provide the Community Development Department a detailed final landscape and irrigation plan for approval. Section 17.80.090 (F) YMC states that the owner/developer of any project requiring site plan review approval, subdivision approval, or short subdivision approval shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners' association becomes responsible for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years. Staff Recommendation Section 16.12.170 YMC requires written findings prior to a decision on a preliminary subdivision. The applicant has established that the proposed subdivision, if conditioned, adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, and sidewalks. Page 7 of 9 That the public use and interest will be served by the subdivision of the property, if conditioned. The subdivision, if conditioned, is in conformance with the Yelm-Thurston County Joint Comprehensive Plan, the City of Yelm Zoning Code, the City of Yelm Subdivision Code, the Shoreline Management Act and the Thurston County Shoreline Master Program, and the City of Yelm Development Guidelines. The Hearing Examiner should approve the preliminary subdivision with the following conditions: 1. The conditions of the Mitigated Determination of Non-significance are hereby referenced and are considered conditions of this approval. 2. Each dwelling unit with the subdivision shall connect to the City water system. The connection fee and meter fee will be established at the time of building permit issuance. 3. All conditions for cross connection control as required in Section 246-290-490 WAC. 4. 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, and is payable at building permit issuance. 7. The applicant shall design and construct all stormwater facilities in accordance with the 1992 DOE stormwater Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. A 10-foot setback from all property lines and easements are required for stormwater facilities. 8. The final stormwater plan shall be submitted with civil engineering plans and shall include an operation and maintenance plan. 9. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells. Page 8 of 9 10. The stormwater system shall be held in common by the Homeowners Association. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. 11. The applicant 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 applicant 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 applicant 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 applicant shall pay a fee in lieu of open space. The fee is $0.77 per square foot of required open space. The required square footage is 9,909.90, the open space fee is $7,630.62 18. The applicant 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. 19. 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Z \ / ~ `~ by r, ~, City of Yelm ~~/ \`~ Community Development Department PO BOX 479 YELM, WA 98597 YELM 360-458-3835 WAEMINGTON NOTICE OF APPLICATION Mailed on: October 13, 2005 PROJECT NAME AND LOCATION: Vista Green 15132 Longmire Street SE LAND USE CASE: SUB-05-0343-YL An application submitted by John Lubbesmeyer, 1151 East 112th Street, Tacoma, WA 98445, for the above referenced project was received by the City of Yelm on October 6, 2005. The City has determined the application to be complete on October 12, 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 4.55 acres into 19 single family lots ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: A site plan, Environmental Checklist and Preliminary Drainage Report were submitted with the application. Additional Information or Project Studies Requested by the City: None at this time. No preliminary determination of consistency with City development regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title 17 YMC, Critical Areas Ordinance Chapter 14.08 YMC, Storm Water Drainage Design and Erosion Control Manual (DOE), International Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. The City of Yelm invites your comments early in the review of this proposal. Comments should be directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm WA 98597, 360- 458-3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON OCTOBER 28, 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-0343 Vista Green\Notice of Application.doc v»' RL31 ~ . Ynm ut, uooun so/c/ol ~ J Iwy.roYe~ va9b ~ bw,eetl wn ~ r•o 1t3~N111011 t3/tlMOlrl Sow ~ - im ~~ ~ 9MYC Y/. e,ewnlC Y ~ ~:ID)p~ 1W OLOYf . ~ 3tl awi w•a0 2521 i e. z n .e am ~ e ~' R ~NItl3f+1'.w3 2 °o ~ _ f ~; ~ Ytib V ~ it ~t~ ee119[6~90[ 109[1 1952~0(B 109[1 ~IdWAlO a ~ e ~ A l aria ~auo ride a~n ina eurrmrlaua ~ro _g ~ € . sLg =' 8 ~ ° ~ ~ ~ ~ K Y - `s c ~ iz ~ m h ~ c ., S ~ ~ ~ m ~ ., ~ o ~~ :i®L - N _" ~~~ .Y ~Y' : o._ze~~_ «S r, a a ~ Y - S I ~ , Q I \ ° I c ~ o > ^ t a, 4` q ~ auv o f tl ~ ~'~ ! ~ _~~ ,~ ~ ~ ~- f ....u Z ~ ~~ c .", e: g nay i ~T r~ / ~ I G, I I Q ~` II' 1 O j --+~ ~ - ~ W=a ~a N I ~ III= II ~ -- ~ <~ 2~ ~' Z ~ I I 1 F ~ ~ --- r---- -- I ~. ~ ... 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October 19, 2005 Mr. Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, Washington 98597 RE: SUB-05-0343-YL Vista Green 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~~ li g irklan acilities Director Yelm Community Schools YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQ REMENTS 107 First Street North, P. O. Box 476, Yelm, Washington 98597, (360) 458.6128, FAX (360) 458.6434 SEPA NO: 05-0343 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: John Lubbesmeyer Description of Proposal: Subdivide 4.55 acres into 19single-family residential lots. The project includes the construction of stormwater facilities, and interior streets. Location of the Proposal: The project site is located at 15132 Longmire Street, on the north side, west of Yelm Ave. West (SR 510). Section/Township/Range: Section 24, Township 17 North Range 1 East, W.M. Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Da of Iss November 7, 2005 ~omm t Dead in November 21, 2005 ~Appe I Deady e' November 28, 2005 I ~ ~ ~~=~ Grant Be ,Community Development Dir ctor This tigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative 197-11-340 (2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Avenue West, P.O. Box 479, Yelm, WA 98597, by November 21, 2005, at 5:00 P.M. The City of Yelm will not act on this proposal prior November 28, 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 November 28, 2005 at 5:00 P.M. You should be prepared to make specific factual objections. Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Code (Title 17 YMC), Critical Areas Code (Chapter 14.08 YMC), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) (Title 14 YMC), Road Design Standards, Platting and Subdivision Code (Title 16 YMC), and the Shoreline Master Program. DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley News, Friday, November 11, 2005 Posted in public areas: Monday, November 7, 2005 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist ATTACHMENT SEPA Case Number 05-0345 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 (October 2005, prepared by Olympic Engineering) • Preliminary Storm Drainage Report (October 2005, prepared by Olympic Engineering) 2. The City of Yelm has adopted a concurrency management system as required by the Growth Management Act. Chapter 15.40 YMC (concurrency Management) is designed to ensure that the improvements required to support development are available at the time of development. A concurrency determination may be issued for a proposal as it relates to transportation issues when: the development provides on-site frontage improvements; the project makes off-site improvements as necessary to provide for the safe movement of traffic; and the project makes a contribution to projects identified the six year transportation improvement program in the form of a Transportation Facilities Charge. 3. The City's Comprehensive Transportation Plans connectivity policy recognizes that increasing connections throughout the City not only reduces traffic congestion, but also increases the sense of unity of the community. Section 16.16.090 Yelm Municipal Code (YMC) states that the layout of streets shall provide for continuation of streets existing in adjoining subdivisions. The proposed connections to the east and west meets the connectivity policies of the City. 4. The Rules and Regulations of the Thurston County Board of Health Governing Water Supplies provides guidance for wellhead protection, assuring that there is no contamination source within a 100-feet radius of a wellhead. In order to protect the wellhead of the adjoining property to the east, a protective wellhead covenant shall be created and recorded to assure protection for the existing well. 5. The Yelm School District has adopted a school mitigation requirement based on the demand that new residential units create for additional school services and facilities. Additional demands on the school system will be mitigated through the requirement that the developer enter into a mitigation agreement with the District. Mitigation Measures 1. The developer shall mitigate transportation impacts based on the new residential P.M. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. Credit should be given for the existing single-family dwelling. 2. Prior to final subdivision approval, the developer shall complete the following transportation improvements: a. The west half of Grove Road shall be improved to City Standards for a Neighborhood Collector Street. b. All interior streets shall be improved to City Standards for a Local Access Residential Street. 3. Temporary erosion control systems to be approved by the City of Yelm. 4. The developer shall provide and record a "protective well covenant" meeting the standards of the Thurston County Health Department restricting any contaminate sources within the 100-foot well radius of the well located on the property to the east of this site. 5. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. 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Box 479 YELM Yelm, WA 98597 WYSNINGTON 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 ~ ~" . ~ (%' 1, ~(~ ..~ l~ il. ~ !~ ;il 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. °fT"E''~ City of Yelm ~' ~ Community Development Department 105 Yelm Avenue West P.O. Box 479 YELM Yelm, WA 98597 WASHINGTON NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: 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. SEPA NO: 05-0343 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: John Lubbesmeyer Description of Proposal: Subdivide 4.55 acres into 19single-family residential lots. The project includes the construction of stormwater facilities, and interior streets. Location of the Proposal: The project site is located at 15132 Longmire Street, on the north side, west of Yelm Ave. West (SR 510). Section/Township/Range: Section 24, Township 17 North Range 1 East, W.M. Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director November 7, 2005 November 21, 2005 November 28, 2005 Grant Begk, Community Development This Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Fot~e 197-11-340 (2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Avenue West, P.O. Box 479, Yelm, WA 98597, by November 21, 2005, at 5:00 P.M. The City of Yelm will not act on this proposal prior November 28, 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 November 28, 2005 at 5:00 P.M. You should be prepared to make saecific factual objections. Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Code (Title 17 YMC), Critical Areas Code (Chapter 14.08 YMC), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) (Title 14 YMC), Road Design Standards, Platting and Subdivision Code (Title 16 YMC), and the Shoreline Master Program. DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley News, Friday, November 11, 2005 Posted in public areas: Monday, November 7, 2005 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist ATTACHMENT SEPA Case Number 05-0345 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 (October 2005, prepared by Olympic Engineering) ^ Preliminary Storm Drainage Report (October 2005, prepared by Olympic Engineering) 2. The City of Yelm has adopted a concurrency management system as required by the Growth Management Act. Chapter 15.40 YMC (concurrency Management) is designed to ensure that the improvements required to support development are available at the time of development. A concurrency determination may be issued for a proposal as it relates to transportation issues when: the development provides on-site frontage improvements; the project makes off-site improvements as necessary to provide for the safe movement of traffic; and the project makes a contribution to projects identified the six year transportation improvement program in the form of a Transportation Facilities Charge. 3. The City's Comprehensive Transportation Plans connectivity policy recognizes that increasing connections throughout the City not only reduces traffic congestion, but also increases the sense of unity of the community. Section 16.16.090 Yelm Municipal Code (YMC) states that the layout of streets shall provide for continuation of streets existing in adjoining subdivisions. The proposed connections to the east and west meets the connectivity policies of the City. 4. The Rules and Regulations of the Thurston County Board of Health Governing Water Supplies provides guidance for wellhead protection, assuring that there is no contamination source within a 100-feet radius of a wellhead. In order to protect the wellhead of the adjoining property to the east, a protective wellhead covenant shall be created and recorded to assure protection for the existing well. 5. The Yelm School District has adopted a school mitigation requirement based on the demand that new residential units create for additional school services and facilities. Additional demands on the school system will be mitigated through the requirement that the developer enter into a mitigation agreement with the District. Mitigation Measures 1. The developer shall mitigate transportation impacts based on the new residential P.M. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. Credit should be given for the existing single-family dwelling. 2. Prior to final subdivision approval, the developer shall complete the following transportation improvements: a. The west half of Grove Road shall be improved to City Standards for a Neighborhood Collector Street. b. All interior streets shall be improved to City Standards for a Local Access Residential Street. 3. Temporary erosion control systems to be approved by the City of Yelm. 4. The developer shall provide and record a "protective well covenant" meeting the standards of the Thurston County Health Department restricting any contaminate sources within the 100-foot well radius of the well located on the property to the east of this site. 5. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. yr m~ ~' 9a~i9, 1 ;...,,.,n.......~W. ~ ~,,,~,,.a w., ~ ~ .~ tra~xarox aa+~11ra1n +~^ ®~ u. - .~ J'aa~~``{{,, ~(k[~;I 9oseE Vn• rar„q ~ als <I _ am~ouam au maY. +~ ma ye ~y~` 3e. 99oi u9na0 2f[I 9x1Y33x~ t c E 7x3 .e; 19(6iot 1995) ^"~ °1 ;b •.~ i sz-o~c 199u ~IdWAlO 4 la~ lYld N33tl0 YA9111 dY11 1Yld AtlYNINll3tld rxu " , y2 k ~ .` d _ s ~. ~ u > d Y~ 's c u~~ m n N 6 u m m m N m r, t" o _ ~ o o f ~ r B Bi 3y i ` ~ ~l6 NNiGGY ~ ~ ~ ~ 0 i ~ ~!rO{ `____ II -~~~ 11~? ~ - ~°~J oz ~ ; - ~ b ~ C I =emu f.: ' e aa" e ,cr ~/ / T ~' 1 1 0U / .~~' i I~ 11I,i'I ;. ' JC' 11~ it II II i {j. ~ y ~ ~ ff. ~ ~ - - '. 1 ~' ' I' ~' I ,~ ~:a ~a ' ,~ ~ ~' gip, ;I I; Sao zW / ~ i I fl, I 1 Q ~ ~a e~ / Z `- II II I < ~55~ I Illy i 1 r ~~~ ~ ~~ I.~, i I 1W J W ~ `~ ;~~ di~ I!i~ ~ ~ $~ ~ ~ f I ~ -- ~ 1.--- ~ -- ;~ -;----a l~ ~,; ~~~~ ~ I I ~ 11 w•I'a I ~ I ~> ' 1''. 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I ~ ~ _ ,, : ~ ~ ~~: ~ i! 11 ~n~~ ~ , I ~m In zl~o zlhc a o ern: s ~,~~ a~, 1'I 1 .--_- $~ s -1~ I li II ~4 la __... ,., .... _ 1 I ~ '1171 za a~a .. _ ~ ~; °~ I I;II as Zm ~~al ; ~ .. ~ III I ~I cm I ~~~ - ;~I III 3V .. ~~~ '_ I _ I~ II iiI ~j ~ I ~~ i i ---- ;~~ „E - ~.~ __ °s~o~G~G~~1o ~f moo" o r~~Y'z5`r ~ f~~ ~~ R o n'~i~ Nr, . n-~ 'zz gy True _:Y rr~_ ~~g~gJwYr ~~- O Nm~c ~o ~c,~Li~b° ~n~'~' m c o g :N~a `_ eW~ n _f.~ a ~-c~~_ i Zi y .GOa.~,i4=...~.,~.~..., X41 :.~ City of Yelm ~/ \~ Community Development Department PO BOX 479 YELM, WA 98597 ELM 360-458-3835 WAaNINGTON NOTICE OF APPLICATION Mailed on: October 13. 2005 PROJECT NAME AND LOCATION: Vista Green 15132 Longmire Street SE LAND USE CASE: SUB-05-0343-YL An application submitted by John Lubbesmeyer, 1151 East 112th Street, Tacoma, WA 98445, for the above referenced project was received by the City of Yelm on October 6, 2005. The City has determined the application to be complete on October 12, 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 4.55 acres into 19 single family lots ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: A site plan, Environmental Checklist and Preliminary Drainage Report were submitted with the application. Additional Information or Project Studies Requested by the City: None at this time. No preliminary determination of consistency with City development regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title 17 YMC, Critical Areas Ordinance Chapter 14.08 YMC, Storm Water Drainage Design and Erosion Control Manual (DOE), International Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. The City of Yelm invites your comments early in the review of this proposal. Comments should be directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm WA 98597, 360- 458-3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON OCTOBER 28, 2005. This notice has been provided to appropriate local and state agencies, and property owners within 300 feet of the project site. These recipients, and any others who submit a written request to be placed on the mailing list, will also receive the following items when available or if applicable: Environmental Threshold Determination, Notice of Public Hearing and Notice of Final Decision. If the proposed project requires a City Council decision, it will be mailed to all those who participate in the public hearing and to anyone else requesting the decision in writing. Additionally, there will be a 14-day public comment period if an environmental determination is issued. Opportunities for appeal occur within twenty one (21) days after the date the environmental determination is issued. City Council decision can be appealed through Superior Court. Appeals of site plan review decisions may be filed within 14 days of Notice of Final Decision. I:\SUB Full Plat Subdivision\OS-0343 Vista Green\Notice of Application.doc VM PI-OA mm ~p~11Mnw.~ sp/[/oI ~ Iuawabeuer; Ivxwe' 6wweb wn ' iNo 1t31~N1Y0N t1d11MtO/r7 aw •a ~ I n ~•~ 't 90586 tlM nEwA~p k " ~'OO® 1p1 010tidt e ' 4. 3N awl uoiap ZSZ[ P X ~ ~ ~ 2 ~ ann3aNI9Ni ~ 8 0 ~ ~ a6 ~ N1tl b a¢1 I9E6-50L 109[7 i95Z-OLB 109[) ~~d W~10 $ ° `g C ~""'° ~ trw Naauo ciao are irw ~errooraua ~Np ao ~° ~ ~ ~ Sao r P= ~ ~ Q„e~~e=~~WN W- ~~o e u z ~ ~ ~ 0 5 ~,~~ 4 3+~ L d ~ ~3R 2~ d' F~ r<i m - ~fr~ a ~, ,- f .~' ,, ~, •-~~ '~ ~~ a ~~ , ~ ~~: Z ~ f, a ~ ~ ~ ~ '_ ~ _, ~ W a . x~a / ~ ,r~~ ~ I ~I )w o ~ ( ~~ t G F -- ~~~~ R~I - ~ "„ ~ ~ ~~ E~~Q r r - ~i IIf ~` v i l f--~ ~ _ v ~ ~~ R 5 _ R ~ ~R ~ ~ a/e ~x ~ ~ ~~ ~ ~.1 li I IIY 3 -~ ~ K I ~ "c I h ~ Io : ~ h I ~ry ~ IS ~ @ }t ~ ~~ ~ ~ Z ; Y _ _ ~~ '~~- _ L_ °~ ~ L__ ~~ ~~__~ ~ _ ~ ~-~~ ;~i ~i~ i~ 9tl ~~ msr oooa ie'w e ,: \ Y p W p I ~- ~ zy ~ ---- --- ----- ---, - --- -=--- , I ~ _ _ ~ ~~-~ `( it Ia ~ R I° ~ ~ ~ '~'"/~~ I ~ -I I --; ~---~ ~- - --~ ~--~ ~ -i ~_ 1_ ~ ill I °' ~ I P~g ~ ~ ~. o ~ ~ - J~ i _ ~ I ~o I ~ „o ~ ~ ~ ~ no .~. I ~~ ~ is -- us ~ I ~)~ ~ ~~ ~ s _ ', I ' ., ,.e.,..,,.. ` ~ ~ r_ '~ - ~ ~ - ~- i ~ ~~ I ~ ' w~ ~~j i .I - ~ ~~ a~a ' I ~ 'I ~I~ ~ I~~ I ~~ a ~: `r ~ ' I ~ ~II ~ ~o i ~ a ~ ~~-------- (~~ I~ III ~ 3 / t ~; ~ ~ F~ °m~eW„°ma a ~~ o ~ m:~~o NJw° S ~I ~o~ WW ~w< .,° w ~ rvw~ Y v »z ~<"WOE ~~ a 4 - g o w3 Wa ~~ - >os~=„~o= WpI }~ ~; F< ~< ~_<~'~~~oQeoa; col W ~gI ~~ City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: SPRC From: Roberta Allen, Administrative Assistant Date: October 13, 2005 Re: SUB-OS-0343-YL -Project Review Schedule for Vista Green 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. October 13, 2005 -Notice of Application distributed -begin 15 day comment period. November 2, 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-0343 Vista Green\Proj Rev Date Memo.doc Olympic Engineering Letter of Tra n s m i tta I DATE: October 3, 2005 SEND TO: City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597 1252 Devon Loop NE Olympia, WA 98506 (360) 870-2561 (360) 705-9361 fax Reoe~ ~~. OCT ~ Z>u PROJECT NAME: Vista Green AGENCY PROJECT NUMBER: PROJECT NUMBER: 05009 VIA: deliver COPIES DOTE IIFC["DTDTT~IN 13 10/3/05 Preliminary Plat Plans (12 Full-Size & 1 Half Size), Sheets 1-3 1 Legal Description 1 Preliminary Plat Application 2 10/3/05 Preliminary Drainage Report 1 Vicinity Map (8.5" x 11") 1 10/3/05 Environmental Checklist TRANSMITTED AS CHECKED BELOW: ^ For Your Use ® For Review & Comment ^ For Your Approval ^ As Requested ^ Returned For Correction ^ Approved As Noted REMARKS: s j ~tw-;. ~t..sr~; ~{~ti ~ `Fees a~;.~ ~~~; ~~~~~ ~~ S~(s T~-'<~,. ~~ i C. w-. S SIGNED:Chris Merritt CC: "~,