Water Rights Transfer HistoryHistory of Dragt Farm Development Plan
1993
The Dragt Farm was annexed into the City of Yelm in 1993, as part of the larger Southwest Yelm Annexation, which also included the approximately 1,300 acre Thurston Highlands property,
the Nisqually Valley Golf Course, and approximately 150 acres of parcels 40 acres or less surrounding these larger parcels.
The Environmental Impact Statement prepared for the annexation included a review of the potential impacts of subsequent development in three different alternatives, including up to 5,000
dwellings within the annexation area. These analysis include the Dragt Farm site.
The Environmental Impact Statement for the annexation noted that additional water rights and water storage would be required to serve development within the annexation area.
There was an annexation agreement between the developers and the City of Yelm which indicated the City water system could not, at that time, serve the proposed annexation area.
1994
Conceptual Master Site Plan approved by the Planning Commission and City Council. The conceptual plan included the entire SW Yelm Annexation Area, including the 220 acre Dragt Farm,
which was identified at the time as Rainier Estates.
An Addendum to the SW Yelm Annexation Environmental Impact Statement was prepared for the proposed Conceptual Master Site Plan. The Addendum to the EIS indicated that the Thurston Highlands
Associates had applied to the Washington State Department of Ecology for permission to drill two test wells for a municipal water system. The City of Yelm subsequently applied for
municipal water rights for these wells drilled by the Highlands Associates.
Pursuant to the annexation agreement, the City would not serve the Thurston Highlands or Dragt Farm portions of the property with City services (sewer and water) until sufficient new
water rights were issued to the City to serve
development within the Thurston Highlands portion of the SW Yelm Annexation Area, or water rights where transferred to the City to serve development.
At this time, these water rights applications are still pending, and the conceptual approval expired in 1999, including the approval for Rainier Estates.
The approved conceptual development plan for Rainier Estates included up to 750 residential dwelling units.
1998
Dragt/Detray, LLC made application for a new Conceptual Master Site Plan which included the entire SW Yelm Annexation Area as well as a final Master Site Plan for the Dragt Farm, now
identified as Prairie View.
The Conceptual Master Site Plan was approved by the Planning Commission in June, 1999. This development plan included 750 residential dwelling units, with potential for up to 1,317
units. The main features of the development plan, including access, open space, and density were similar to the original proposal in 1994.
The Yelm Planning Commission also recommended approval of the Final Master Site Plan to the City Council in October, 1999, provided that the right-of-way for the access road into the
development was secured prior to Council action.
Draft/Detray LLC was unable to secure the access and the City considered the application withdrawn in May of 2004.
1997
The City established a local improvement district for the upgrade of the sanitary sewer system. The owner of the Dragt Farm purchased 250 equivalent residential units (ERU’s) for an
assessment of $455,787.50 to help prepare the property for development.
2004
Tahoma Terra, LLC made applications for several approvals for the Dragt Farm, including a new Conceptual Master Site Plan, a Final Master Site Plan for the first phase, and subdivision
of Phase I, Division I.
The development plan, now known as Tahoma Terra, is for between 880 and 1,200 dwelling units. The key features of the development plan, including access, density, and open space are
similar to the previous applications.
The issues which had delayed previous submissions have been resolved… the Dragt Farm applied separately from the Thurston Highlands and Tahoma Terra, LLC is in the process of acquiring
and constructing the required access road through the formation of a local improvement district.
The City and Tahoma Terra entered into a water rights transfer agreement which assures (upon approval by the Washington Department of Ecology) development of ERU’s totaling 3.3 times
the number of acre-feet of water conveyed to the City. The Conceptual Master Site Plan approval allows the development of 89 ERU’s prior to a water rights transfer pursuant to the agreement.
The City has approved the Conceptual Master Site Plan for the entire property, the Final Master Site Plan for Phase I, and a subdivision of 89 lots within Phase I. Construction is currently
underway.
Master Site Plan Process
Approval of a Master Plan Development is a three step process.
1. First is the review of a Conceptual Master Site Plan. The purpose of conceptual review and approval is to establish general land use policies to guide detailed planning for and development
of the master plan area. The conceptual plan identifies the generalized land uses, transportation circulation routes and services pro posed for the site.
2. Next is review of a Final Master Site Plan, which consists of maps and text which indicate major development features and services for the entire site included in the final master
site plan, including a schedule indicating phasing of development and the means of financing services for the site.
A complete final master plan for the entire conceptual master site plan area must be submitted within 10 years of conceptual approval. Prior to 2003, conceptual site plan reviews were
only valid for 3 years.
3. Finally, development applications within the Master Plan Development are reviewed through their required review processes, but are reviewed for consistency with the provisions of
the conceptual and final master site plan approvals.