DSThurston Highlands Conceptual Master Site Plan
Determination of Significance
and Request for Comments on the
Environmental Impact Statement Scope of Work
The City of Yelm has received a Conceptual Master Site Plan application for a 1,251-acre mixed-use development known as Thurston Highlands. The City, as Lead Agency under the Washington
State Environmental Policy Act (SEPA), has determined that this proposal is likely to have a significant adverse impact on the environment. An Environmental Impact Statement (EIS) is
required under RCW 43.21C.030(2)(c), and will be prepared. The conceptual master site plan application is available for review at the Community Development Department, and on the City’s
website at www.ci.yelm.wa.us.
The project area is located in the southwest section of Yelm. The Yelm Community Development Department will be coordinating the review of this application, including the preparation
of the EIS and the conceptual master site plan review process. The City’s review and consideration of the development proposal is expected to occur over a period of approximately 18
months. Phased development of the site is expected to occur over a 20 to 30-year period thereafter. The first step in the City’s review of the proposal is to invite input from the community,
regulatory agencies, Tribes, and other interested parties on the scope of the EIS. This Determination of Significance and Scoping Notice summarizes information about the proposed action
and alternatives, elements of the environment to be addressed, opportunities and methods for submitting comments. These opportunities will also be published in area newspapers and posted
on the City’s website.
PROJECT PROPONENT:
Thurston Highlands, L.L.C.
Doug Bloom
4200 6th Avenue SE, Suite 301
Lacey, WA 98503
DESCRIPTION OF THE PROPOSED ACTION:
The proposed action is a 1,251-acre Master Planned Community. The conceptual plan includes single-family residential, multi-family residential, and commercial development; public services
(land area to be designated for schools, churches, transit facilities, and a possible fire station; water, wastewater, and stormwater management facilities); open space and recreational
facilities.
Under any of the preliminary alternatives contemplated at the time of application, the development scenario is proposed to include approximately 5,000 residential units in a mixed range
of densities; commercial development; approximately 300 to 500 acres of permanent open space; a regional recreational feature; school sites and other public services (identified above);
and extension of Killion Road/Tahoma Boulevard through the site to State Route 507.
Under any of the preliminary alternatives contemplated at the time of application, the development scenario is proposed to include approximately 5,000 residential units in a mixed range
of densities; commercial development; approximately 300 to 500 acres of permanent open space; a regional recreational feature; school sites and other public services (identified above);
and extension of Killion Road/Tahoma Boulevard through the site to State Route 507.
The objectives of the proposal are to develop the uses described above:
In a manner that is consistent with the Washington State Growth Management Act and City of Yelm Comprehensive Plan.
With characteristics the citizens of Yelm wish to see in their community.
In a manner that minimizes impacts to environmentally sensitive areas and preserves natural areas for public enjoyment.
In an efficient manner for the provision of public services and utilities.
PRELIMINARY ALTERNATIVES:
Alternatives proposed for evaluation in the EIS are described in a document submitted by the applicant titled Land Use Alternatives, available for review on the City’s website. Components
of these alternatives, and/or additional alternatives may emerge from public and agency input during the scoping process; thus, the alternatives described below are considered preliminary.
Alternative 1: Traditional Residential Development Pattern
Predominantly single-family residential neighborhoods and small-scale, integrated neighborhood convenience commercial uses served by a curvi-linear, gridded street pattern. Average
residential density would be 4 units per acre, similar to recent residential development in Yelm. Approximately 25% open space (350 to 400 acres), in the form of small pocket parks to
serve neighborhoods, community parks to serve the master planned community and existing residents of Yelm, and natural open space areas to protect wetlands and steep slopes.
Alternative 2: Urban Village Development Pattern
Compact areas of high-density residential uses intermixed with two- and three-story commercial uses centered around a Village Square ( the focal point of the master planned community,
and the center of year-around day and evening activity for residents, shoppers and visitors. Residential neighborhoods would have higher-density single-family lots and a higher proportion
of multi-family units (average density 5 to 7 dwelling units per acre). Village open spaces would feature more hard-scape features like plazas. Centrally-clustered development would
preserve a more extensive network of natural areas around the outer perimeter, possibly as much as 400 to 500 acres (approximately 30% of the site).
Compact areas of high-density residential uses intermixed with two- and three-story commercial uses centered around a Village Square ( the focal point of the master planned community,
and the center of year-around day and evening activity for residents, shoppers and visitors. Residential neighborhoods would have higher-density single-family lots and a higher proportion
of multi-family units (average density 5 to 7 dwelling units per acre). Village open spaces would feature more hard-scape features like plazas. Centrally-clustered development would
preserve a more extensive network of natural areas around the outer perimeter, possibly as much as 400 to 500 acres (approximately 30% of the site).
Alternative 3: Hybrid of the Traditional and Urban Village Patterns
The applicant’s preferred alternative is to implement multiple patterns of development on the site. The conceptual master plan currently envisions an urban village on the eastern portion
of the property, traditional resdiential development on the western portion of the site, and approximately 25% to 33% of gross land area set aside for a mix of passive and active open
space areas. A youth recreational complex approximately 60-acres in size is proposed to provide baseball, fast-pitch, soccer and a variety of other outdoor and indoor facilities for
public use. Approximately 250 to 350 acres of natural open space, small parks, trails and public plazas are contemplated in addition to the youth recreational complex.
Alternative 4: No-Action Alternative
Under the No-Action Alternative, the master planned community would not be developed in the foreseeable future. Thurston Highlands, L.L.C. would have the discretion to decide whether
to maintain ownership of the property, pursue some other use, or delay and reapply for development at some future time. The property could also be sold to others for development. It
is assumed under this alternative that the property would temporarily remain undeveloped. This will be the basis for comparison to the conceptual master site plan alternatives.
LOCATION OF THE PROPOSED ACTION:
West of State Routes 507 and 510, between Fort Lewis and Yelm’s Central Business District, in a portion of Sections 23, 26, and 27, Township 17 North, Range 1 East, Willamette Meridian;
Thurston County, Washington.
THRESHOLD DETERMINATION:
The City of Yelm and the applicant have mutually agreed that the Thurston Highlands Conceptual Master Site Plan proposal would have a probable significant adverse impact on the environment,
and therefore requires preparation of an Environmental Impact Statement (EIS) pursuant to RCW 43.21C.033 and WAC 197-11-360.
ELEMENTS OF THE ENVIRONMENT TO BE STUDIED:
All elements of the environment set forth in the Washington State Environmental Policy Act (WAC 197-11-444) will be studied with respect to the proposed action and alternatives. The
EIS will describe the Affected Environment; Potential Impacts during construction and in the developed-condition of the project; and Possible Mitigation Measures to avoid, minimize,
or compensate for impacts during construction and impacts of completed phases of development. Site-specific technical studies will be performed by technical experts for elements marked
with an asterisk (*).
elements of the natural environment
*Earth: Geology, soils, topography, unique physical features, erosion.
Air: Air quality, odor.
*Water: Surface water movement/quantity/quality, runoff/absorption, floods, groundwater movement/quantity/quality, public water supplies.
*Plants and Animals: Wetlands, wildlife habitat, migration routes, number and diversity of species, unique species.
Energy and Natural Resources: Amount required, rate of use and efficiency; source/availability; nonrenewable resources; conservation and renewable resources, scenic resources.
elements of the built environment
*Environmental Health: Past land use practices as they relate to potential releases to the environment; noise.
Land Use: Relationship to existing land use plans and population estimates; housing, light and glare, aesthetics, recreation, open space corridors, historic and cultural preservation.
*Transportation: Roadway network (study area to be defined in cooperation with Thurston County and WSDOT), traffic volumes, traffic operations, site access, parking, traffic safety,
transit facilities and service, and non-motorized circulation.
*Public Services and Utilities: Fire protection and emergency medical services, police protection, schools, parks and recreational facilities, maintenance, communications, water supply,
stormwater management, sewage collection and treatment, solid waste (garbage) collection, other public and governmental services.
*Public Services and Utilities: Fire protection and emergency medical services, police protection, schools, parks and recreational facilities, maintenance, communications, water supply,
stormwater management, sewage collection and treatment, solid waste (garbage) collection, other public and governmental services.
SCOPING:
Agencies, Tribes, and members of the public are invited to participate in the Scoping process for the Thurston Highlands EIS by commenting on the proposed action and preliminary alternatives,
elements of the environment to be studied, and the area of impact to be studied for the respective elements of the environment. Comments are also invited on the probable significant
adverse impacts of the proposal, mitigation measures, and permits or approvals that may be required.
The City of Yelm will engage in expanded Scoping for this EIS in accordance with the provisions of WAC 197-11-410. A longer comment period is being offered (35 days compared to the 21-day
minimum), and meetings and open houses will be held to promote interagency cooperation, public participation, and innovative input to the scope of the EIS. Two open house forums are
planned at the Yelm Middle School (April 25th and May 18th). In addition, comments can be submitted in writing any time during the 35-day EIS Scoping period. Please send written comments
on the scope of the EIS to the mailing address or e-mail address noted below. All comments must be received by 4:00 PM on Friday, May 26, 2006.
SEPA Lead Agency:
City of Yelm
SEPA Responsible Official:
Grant Beck, Community Development Director
P.O. Box 479
105 Yelm Avenue West
Yelm, WA 98597
cdd@ci.yelm.wa.us
Date:
April 18, 2006
Grant Beck, Community Development Director
SEPA Responsible Official
APPEAL PROCEDURE
This Determination of Significance may be appealed:
To:
Grant Beck, Community Development Director
At:
P.O. Box 479
105 Yelm Avenue West
Yelm, WA 98597
No Later than:
15 days from the date of issuance: by May 8, 2006.
By:
The appellant should be prepared to make specific factual objections in writing, in accordance with SEPA appeal procedures set forth in RCW 43.21C.060, .075, and .080.