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Grants Sections3.1 Earth 3.3.2 Aquifer Movement, Quality, and Quantity Affected Environment The Thurston Highlands site is located over several regional aquifers Potential Construction Impacts Developed Condition Impacts Possible Mitigation Measures 3.3 Water Resources 3.3.2 Aquifer Movement, Quantity, and Quality Affected Environment Potential Construction Impacts Developed Condition Impacts Possible Mitigation Measures 3.3.3 Public and Private Water Systems Affected Environment Potential Construction Impacts Developed Condition Impacts Possible Mitigation Measures 3.7 Relationship to Plans and Policies Yelm Comprehensive Plan Introduction The Yelm Comprehensive Plan consists of a series of elements consistent with the required elements for a plan as identified by the Growth Management Act (GMA). The City’s Comprehensive Plan was first adopted in XXXX under the authority GMA, and was updated in 2006 to ensure it remained consistent with the planning requirements of the Growth Management Act. The purpose of the plan is to guide the land use within the City and the City’s Urban Growth Area (UGA) through the adoption of development regulations and capital improvement plans which implement the goals and policies as identified in the Comprehensive Plan. The primary criteria for conceptual approval of a Master Plan Development is consistency with the goals and policies of the Comprehensive Plan. The conceptual plan becomes the sub-area plan for the proposed development and the final master site plan becomes the development regulations and capital facilities plans. Goals and policies of the Yelm Comprehensive Plan that are applicable to the Thurston Highlands Master Planned Community are cited below, followed by a discussion regarding how the proposed conceptual plan is consistent with these goals and policies are cited below. Chapter II - Growth Management Act Planning Parameters Section 3 – City of Yelm’s Objectives D. The Planning Subareas 3. “Southwest” Planning Area The Southwest Planning Area is bounded by Fort Lewis on the west, 93 Ave SW and Highway 507 on the north, Highway 510 on the east, and the City Limits on the south. Urban Growth. More than 90% of the Southwest Planning Area is included within the City of Yelm as part of the Southwest Yelm Annexation Area. The area is being planned as the Thurston Highlands Community. The area will have a mix of single family and multifamily residential uses as well as open space, parks, school sites, and commercial spaces. The overall average density of the Planned Community is 3.5 units per acre. [Chapter II, Section 3.D.3.a] Municipal Utilities. All of the growth in the Southwest Planning Area is planned to be served by sewer and water from the City of Yelm. Any on-site systems approved in advance of sewer approval will be required to participate in and hook up to the extended sewers and would be subject to the City septic maintenance utility. The area is projected to contain a main water reservoir for the City, as well as a storage facility integrated into the golf course ponds, for irrigation water storage. The irrigation water may be recycled from the City's water treatment facility. [Chapter II, Section 3.D.3.b] Chapter III - Land Use Section B – Land Use Patterns 2. Proposed Land Use Designations Commercial. Yelm has identified three levels of commercial categories to meet community needs: Neighborhood Service/Professional Office, General Retail/Commercial Core, and a Commercial Service district (larger and more intensive commercial uses, including auto and machine oriented, modular housing, and recreational sales, service, and repair. [Chapter III, Section B.2.c] Yelm has identified two land use designations or categories which reflect public ownership of the land or land permanently set aside as dedicated open space or critical areas. Public purpose lands which are presently identified are shown on the Future Land Use Map, Map #3. [Chapter III, Section B.2.e] Chapter IV - Housing Section C – Goals and Policies Goal 1: Encourage a variety of housing types and densities and a range of affordable housing. Policy 1-3: Encourage opportunities for a range of housing costs to enable housing for all segments of the population. Policy 1-4: Encourage the provision of adequate affordable building sites through appropriate zoning, infrastructure, and the overall regulatory climate. Policy 1-5: Permit a variety of housing types within the residential and mixed use designations to promote the range of alternatives within the community, including but not limited to government assisted housing, housing for low-income families, manufactured housing, multi-family housing, group and foster homes. Goal 2: Encourage housing with a pedestrian orientation in order to promote a sense of community and safety. Policy 2-1: Review the zoning ordinance and development standards to ensure residents can safely walk to points throughout the City. Goal 3: Meet County-wide planning policy requirements to ensure a fair share of affordable housing. Policy 3-1: Yelm and Thurston County shall encourage a variety of housing types in the residential designations to assure choice, opportunity, and availability of a fair share of affordable housing throughout the community. Goal 4: Encourage housing that meets adequate safety standards. Policy 4-1: Continue to adopt the most up-to-date and safest building, housing, mechanical and other codes. Goal 5: Promote energy efficient housing to reduce the overall costs of home ownership. Policy 5-2: Periodically review energy efficiency requirements adopted by the City to ensure that they are up-to-date. Policy 5-3: Promote residential subdivision designs that maximize solar heating opportunities. Policy 5-4: Accessory dwelling units should be permitted in all residential zones, within the City, provided that development standards and design criteria are satisfied. Chapter V - Public Facilities and Utilities Section E. Overall Goals and Policies Goal 1: To facilitate the development and maintenance of all public facilities and utilities at the appropriate levels of service to accommodate the growth that is anticipated to occur in the City of Yelm. Policy 1-1: The serving utility shall determine the sequence of implementing components of the utility plan as contained herein. Goal 2: To facilitate the provision of public facilities and utilities and to ensure environmentally sensitive, safe, and reliable service, that is aesthetically compatible with the surrounding land uses and results in reasonable economic costs to consumers. Policy 2-1: Promote when reasonably feasible co-location of new public and private utility distribution facilities in shared trenches and coordination of construction timing to minimize construction-related disruptions to the public and reduce the cost to the public of utility delivery. Provide timely effective notice to utilities to encourage coordination of public and private utility trenching activities for new construction and maintenance and repair of existing roads. Policy 2-2: Promote the joint use of transportation rights of way and utility corridors, where possible, provided that such joint use is consistent with limitations as may be prescribed by applicable law and prudent utility practice. Policy 2-3: Require the undergrounding of all new electrical distribution and communication lines where reasonably feasible. Encourage the undergrounding of all existing electrical distribution and communication lines when it is reasonably feasible. Undergrounding shall be in accordance with rates and tariffs applicable to the serving utility. Policy 2-4: Require the reasonable screening and/or architecturally compatible integration of all new site specific above ground facilities. Chapter VI - Transportation Coordination Goal: A transportation system that is compatible with neighboring cities, Thurston County, Washington State, and other transportation providers. Policy 1: To encourage public participation in all transportation-related decisions. The City has developed this transportation plan with the assistance of a Transportation Advisory Committee. This committee includes representatives of the City Council, Yelm Planning Commission, City staff, Thurston Regional Planning Council, the Washington State Department of Transportation, citizens-at-large and the business community. The City established this committee to prepare this plan. The City will continue to employ a similar committee to advise the Planning Commission and periodically update the plan. The City will encourage public participation in the transportation planning and design process through open workshops and public hearings. Policy 2: To coordinate planning, construction, and operations of transportation facilities and programs. This will support and complement the transportation functions of the State, Thurston Regional Planning Council (TRPC), adjacent counties, neighboring cities, InterCity Transit, and other entities responsible for transportation facilities and services in the Yelm Urban Growth Area. This coordination will be achieved by: Participating in the transportation-related activities of TRPC; Working with other jurisdictions to plan, fund, and implement multi-jurisdictional projects necessary to meet shared transportation needs (including right-of-way preservation and purchase); and Making transportation decisions consistent with this transportation plan and with the State, TRPC, and neighboring jurisdictions. The City will use data from the Thurston Regional Planning Council to develop and plan transportation projects consistent with those contained in this plan. Yelm Comprehensive Transportation Plan July 2001 Page 11. Policy 3: To cooperate with neighboring jurisdictions, Thurston and Pierce Counties, and the Washington State Department of Transportation to address regional transportation issues. These include: Regional air, rail and water transportation facilities and services; Operation of and improvements to the state highway network; Improvements to roadways connecting Yelm to the surrounding region; including SR-510 to Lacey, SR-507 to Spanaway, and SR-507 to Centralia; Improved access to Fort Lewis and other employment centers; Improved access to Interstate 5 through the Nisqually Valley area or via other routes; and Transit connections to the region’s urban centers. Transportation facilities and services of statewide significance. Policy 4: To coordinate planning and operation of Yelm’s transportation system to provide efficient and varied means of transportation, and service connections and transfers at designated points. The City will coordinate with Intercity Transit to provide transit connections between Yelm and other parts of Thurston County. The City will open discussions with Pierce Transit to learn the feasibility of providing service between Yelm and the Pierce County urban centers. The City will provide facilities for pedestrians and bicyclists on the City’s street system. Design and Capacity Goal: A well-maintained transportation system that provides safe and cost-effective movement of goods, services, and people. Policy 10. To adopt levels of service for roads and facilities and services that reflect the preference of the community. The City has adopted levels of service “D” and “C” for peak-hour traffic flow on roadways inside and outside the commercial core, respectively. These levels of service are based upon the current edition of the Highway Capacity Manual. Comparable levels of service will be adopted for other transportation services and facilities. The City of Yelm affirms the establishment of LOS C/D mitigated for Highways of Statewide Significance (HSS). Accompanying this plan are standards for roadway construction to support development of adequate transportation facilities throughout the City’s Urban Growth Area. Specific standards were developed in the technical appendix to the Yelm Comprehensive Transportation Plan for acceptable levels of congestion, safety, passenger movement, freight movement, and right-of-way requirements. Specific “threshold levels” have been established that dictate which standards should apply to individual roads. These are based on the projected level of use for each roadway in 20 years and its relationship to the overall transportation system. Policy 11: To classify Yelm’s streets according to federal, state, regional, and local guidelines. Standards are included in the City of Yelm Functional Classification System for roadway design, access, and other standards necessary for development of an adequate transportation system in the Yelm Urban Growth Area. Roadways within the Yelm Urban Growth Area will be designated following the 1990 edition of A Policy on Geometric Design of Highways and Streets published by the American Association of State Highway and Transportation Officials (AASHTO) and the guidelines of the Washington State Department of Transportation as mandated by RCW 47.05.021. The Functional Classification system in Yelm will be reviewed biennially during the update of this plan, with minor modifications made annually as appropriate. Policy 13: To provide a highly interconnected network of streets and trails for ease and variety of travel. The City of Yelm recognizes that increasing connections throughout the City not only reduces traffic congestion but also increases the sense of unity of the community. Therefore, the City will limit the use of cul-de-sacs, dead-end streets, loops, and other designs that form barriers. The City will seek to minimize impacts of through traffic upon residential neighborhoods by employing narrow streets, curves, indirect access routes, and other features. The City will encourage the use of trails and other connections that provide ease of travel between neighborhoods and community centers. Policy 14: To apply design standards that result in attractive and functional transportation facilities. The City seeks to enhance the livability of the community. This will be done through design and construction of roadways and other facilities that include landscaping, parkway trees, compatible architecture and view corridors, and by minimizing obtrusive signage. Policy 16: To encourage travel by means other than the automobile and provide for the safety of pedestrians and bicyclists throughout the Urban Growth Area. The City will design and construct roadways that incorporate features required by transit, school buses, trucks, bicycles, and pedestrian facilities. These designs will be compatible with the City’s functional classification system. The City will promote transit by providing accessibility through bus pullouts, pedestrian access to bus stops and bus shelters. The City also will seek to complete its sidewalk system and pursue development of a network of off-road facilities for non-motorized travel. Policy 20: To permit construction of private roads to assist with access to private properties. The City requires these roadways to meet the design standards specified by City code and requires maintenance arrangements for all private roads. The City does not maintain private roads. Land Use, Environmental and Economy Goal: A transportation system with minimal environmental impact and energy consumption that provides for a high quality of life to be enjoyed by the citizens. Policy 20: To design transportation facilities within the Yelm Urban Growth Area that minimize adverse environmental impacts resulting from both their construction and operation. The City of Yelm will fulfill this need by: Considering environmental costs of development and operation of the transportation system; Aligning and locating transportation facilities away from environmentally sensitive areas. Mitigating unavoidable environmental impacts wherever possible; and soliciting and incorporating the concerns and comments of interested parties. Policy 24: To ensure that transportation system improvements are compatible with adjacent land uses and to minimize potential conflicts. The City will implement a functional classification system to ensure location of an appropriate mix of traffic near compatible land uses. This includes developing routes for commercial vehicle traffic away from residential neighborhoods. The City will employ guidelines to: Control access to roads from adjacent developments; Route arterials and major collectors around neighborhoods to minimize traffic impacts on residential areas; Prevent new residential areas from fronting on arterials; Provide landscaping and noise buffers along major roadways; and Provide facilities for bicyclists and pedestrians and to access transit. Policy 25: To develop a transportation system that is compatible with the economic and development goals of the City of Yelm. The transportation system will allow for and promote the ongoing economic development and current land use goal of the Yelm Urban Growth Area. The system will be designed to provide ready access to all industrial and commercial areas of the City. Policy 26: To direct the compatibility of land use with the recommended transportation program in the Comprehensive Transportation Plan. Development of the plan’s recommended improvements may encourage development inconsistent with the current vision of land use shared by the residents of the Urban Growth Area. The City will promote construction of commercial developments in the Yelm City Center to foster this section of the City as the economic core of the Urban Growth Area. Construction of commercial development along the alternate routes around the City Center will be limited to minimize potential traffic congestion. Traffic levels through the core area will be maintained to support viable downtown activities. Priorities and Financing Goal: Responsible funding of needed transportation system improvements with public and private sector participation. Policy 30: To secure adequate long-term funding sources for transportation through a variety of methods. These methods may include: Encouraging public/private partnerships for financing transportation projects that remedy existing transportation problems, or that foster economic growth in the Yelm area; Taking advantage of state funds, such as the Transportation Improvement Account (TIA), and the Public Works Trust Fund (PWTF); Encouraging the use of Local Improvement Districts (LID) by property owners to upgrade roads to meet City road standards; Requiring impact mitigation payments or seeking voluntary contributions from developers; and Seeking funding from the federal Transportation Efficiency Act for the 21st Century (TEA-21). Policy 33: To ensure that any transportation improvements or strategies required to mitigate impacts are constructed or financed concurrent with development. The City requires either a construction or financial commitment for necessary transportation improvements from the private or public sector within six years of a development. To monitor these commitments, the City will adopt a Concurrency Management Program. This program includes the following: Annual monitoring of key transportation facilities within updates to the Six-Year Transportation Improvement Program (TIP); Assessing level of service; Identifying facility deficiencies; Reviewing comprehensive transportation plan and other related studies for necessary improvements; and Making appropriate revisions to the Six-Year TIP. Complying with HB1487 and WSDOT for coordinated planning for transportation facilities and services of statewide significance. Policy 34: To share the responsibility of mitigating development impacts between the public and private sector. The City will require that developers contribute their fair share toward transportation improvements required by development. Impact mitigation efforts may include: Requiring developers to assist in providing additional transportation facilities and services in proportion to the impacts and needs generated by development; and Encouraging developers to design projects that generate less traffic. Policy 35: To cooperate with private investors to provide for recovery of facility improvement costs attributable to other development. The City will enter into latecomer agreements where substantial investments are made by one party that legitimately should be reimbursed by others. Such agreements will be at the discretion of the City Council. Cost recovery will not be provided for facility extension to neighboring property required by application of a uniform policy or standard of the City. Chapter VII - Parks and Open Space Goal ii: All of Yelm Urban Growth Area. Adequate recreation and park facilities should be developed and improved to provide a broad range of recreational facilities which meet the needs of the Yelm community. Objective 1: Encourage the development of recreational facilities and programs on public properties near residential populations. Objective 2: Encourage facilities that consider safety and maintainability as a prime consideration in development. Objective 3: Design facilities to accommodate the physically handicapped and the elderly. Objective 4: All developments should emphasize landscaping and greenbelts which are compatible with local values. Objective 5: Develop methods of funding for the construction and maintenance of recreational facilities. Objective 6: Avoid the development of recreational facilities in hazardous areas or those that are known to be inundated by water. Objective 7: Provide facilities for the use and enjoyment by the greatest number of residents of the community. [Chapter VII, Section 3.b] Levels of Service. The levels of service for neighborhood and community park and recreation facilities shall be 5 acres of land per 1,000 population, or the cash equivalent thereof, which together shall be used to acquire and develop park space to serve the community. The precise funding shall be set forth in the development standards adopted to implement this Chapter. The level of service for regional parks and open space programs shall be identified by the County. Chapter IX - Siting Essential Public Facilities In order to provide a rational and fair process for siting public capital facilities that every community needs, but which have impacts that make them difficult to site, Thurston County and each city and town will: 4.1 Cooperatively establish a process for identifying and siting within their boundaries public capital facilities of a county-wide and state-wide nature which have a potential for impact beyond jurisdictional boundaries. The process will include public involvement at early stages. These are facilities that are typically difficult to site, such as airports, terminal facilities, state educational facilities, state or regional transportation facilities, state and local correctional facilities, solid waste handling facilities, and in-patient facilities including substance abuse facilities, mental health facilities, and group homes. 4.2 Base decisions on siting county-wide and state-wide public capital facilities on the jurisdiction's adopted plans, zoning and environmental regulations, and the following general criteria: a. County-wide and state-wide public capital facilities shall not have any probable significant adverse impact on lands designated as critical areas or resource lands; and b. Major public facilities that generate substantial traffic should be sited near major transportation corridors. Chapter XII - Environment Natural Environment Goals and Policies. The City of Yelm recognizes that the natural environment is important for the following reasons: It provides habitat for wildlife and plant life; It creates a positive visual image and open space; It provides opportunities for recreation; It is part of the City’s surface water management system and water supply; and It is cost effective public policy. The merits and costs of environmental actions must be weighed and balanced against other important demands, such as public safety and recreation, housing, public infrastructure, and economic development. Land use and development practices need to be compatible with the variety of environmental conditions. As a general rule, the City should protect the natural environment rather than try to overcome its limitations for development Goal 1: Protect the natural environment and preserve environmentally sensitive areas. Goal 2: Promote quality building and development that is compatible with the surrounding environment Policy 1: The City should work with adjacent jurisdictions, state, federal, and regional agencies to protect sensitive areas and the City’s natural environment. Policy 2: Protect and restore environmental quality through land use plans, surface water management plans and programs, comprehensive park plans, and development review. Policy 3: Develop regulations and programs that encourage well-designed land use patterns such as clustering, low impact development, and planned unit development. Use these types of land use patterns to concentrate higher urban land use densities and intensity of uses in areas with environmentally sensitive features. Water Resources: Yelm has several shorelines and abutting floodplains in or adjacent to the urban area, including Yelm Creek, Thompson Creek, the Centralia Power Canal, and the Nisqually River. The Nisqually River is host to a number of fish species and runs, which are dependent upon the water quality of the River and its tributary and riparian (stream side) areas. Yelm also has several wetland areas (shown on the critical areas maps), which form the headwaters of the two Creeks, and are indicative of the groundwater levels and proximity to the surface. Additionally, Yelm has an unprotected aquifer which underlies most of the urban area. The City's wells, and many private wells, use the aquifer for water supply. The water quality in the urban area is important for both public and environmental health reasons, and it is the policy of the City to provide methods and incentives for ongoing protection and enhancement within the urban area. Specific policies or programs shall be used to accomplish the necessary protection. Aquifer Recharge Areas (Groundwater): The aquifer recharge area in Yelm covers the entire City. These areas are characterized by highly pervious glacial soils which drain rapidly into the underlying water table. These areas are classified primarily as Category 1, extremely sensitive with small pockets of Category 2, highly sensitive in the southwestern portion of the city. Typical activities associated with land development, such as clearing and grading and stormwater management, affect the natural hydrologic cycle. All of these activities decrease the land’s ability to absorb and retain water and increases the possibility of contamination. Goal 3: Protect the quality, and manage the quantity of groundwater for all uses in the present and the future. Goal 4: Encourage measures that improve surface water management. Policy 4: Where feasible, development within the urban area should be on sewers with a reuse/recycling discharge to reduce the potential for contamination of the aquifer and the abutting surface streams. Policy 5: Stormwater policies should require treatment of stormwater on site using swales, ponds, and other detention and conveyance facilities, together with, or in combination with, biofiltration prior to discharge to either groundwater or surface water to minimize or eliminate contaminants from the stormwater. Policy 6: Implementation of the policies and programs of the sewer and water comprehensive plans. Policy 7: The City of Yelm shall seek to prevent groundwater contamination by protecting the entire resource as effectively as possible, but within the limits of what is acceptable and affordable to the community. Policy 8: The City of Yelm shall strive to assure that preventive actions are taken to protect water quality from further degradation and that the City, in cooperation with the Department of Ecology, will promote corrective actions in areas where degradation has occurred so that the net effect is a gradual improvement of the ground and surface water quality. Wetlands and Streams: Wetlands are a valuable natural resource. They receive surface water from surrounding areas and filter pollutants entering the system. By storing floodwaters, wetlands reduce flooding and downstream erosion; trap and absorb sediments; and help protect water quality. Wetlands discharge water to aquifers and streams and help replenish groundwater. The City of Yelm is located within the Nisqually drainage basin. There are two streams that run through the city, Yelm Creek and Thompson Creek. Over the years, both Yelm Creek and Thompson Creek have experienced ecological degradation from the loss of shade trees, invasion of plant species like reed canary grass and nightshade, and repetitive dredging. Goal 6: Achieve no net loss of wetlands and increase the quality of Yelm’s wetland resources through the application of best available science. Goal 7: Protect, restore, and enhance the City’s streams. Policy 12: Construction sites shall be required to demonstrate construction period stormwater protection to prevent turbidity and siltation for affecting surface waters in the area. Policy 13: Wetlands, streams, and their associated buffers shall not be used for construction purposes, except where necessary for stormwater control and utility and transportation connections. Where such control or connections are permitted, regulations must identify steps to assure no degradation to ground or surface water. Policy 14: Update and utilize Yelm’s wetland protection legislation to ensure protection of Yelm’s wetland resources through use of techniques considered to be best available science. Policy 15: Utilize the U.S. Army Corps of Engineers’ definition of wetlands, and also the definition of DNR Type 2-5 waters, which cover Yelm’s stream corridors. Policy 16: Utilize the U.S. Fish and Wildlife Service definition of “wetlands” for purposes of inventory, incentives, and non-regulatory programs. Policy 17: Wetlands, rivers, streams, ponds, and lakes should be viewed as systems and not as isolated units. Policy 18: The valuable natural functions of wetlands and stream corridors, such as habitat and water quality, should be protected by maintaining an undisturbed or restored native vegetated buffer and by prohibiting filling, draining, and clearing within wetlands and adjacent fish bearing streams and their buffers. Physical alterations should be minimized except where restoring the natural functions. Policy 19: The City may regulate private development and public actions to protect water quality and to ensure adequate in-stream flow to protect fisheries, wildlife habitat, and recreation resources. Policy 20: Retain existing open surface water systems in a natural state and rehabilitate degraded conditions. Policy 21: Restrict the runoff rate and quality to predevelopment levels for all new development and redevelopment. Frequently Flooded Areas: Development in flood plains reduces the storage capacity and increases the amount of runoff. Increased runoff overtaxes both natural and man-made conveyance systems and leads to damage of public and private property. Over the last five years, the City of Yelm has collected substantial information on Yelm Creek and it’s floodplain. The Federal Emergency Management Agency conducted a Yelm Creek Study and issued a new Flood Insurance Rate Map (FIRM) in June of 1999. A Yelm Creek Comprehensive Flood Hazard Management Plan was adopted in July of 2001. Both products incorporated the use of best available science. Goal 8: Prevent the loss of life and property in frequently flooded areas. Policy 26: The City adopts the FEMA flood hazard maps for reference purposes and any development in a flood plain must be consistent with FEMA guidelines, and such additional regulations as adopted by the City. Filling floodplains is discouraged unless necessary to meet a public purpose. No development should be allowed in any floodway. Policy 27: Regulations of these lands should promote efficient use of the land and water resources by allocating frequently flooded areas to the uses for which they are best suited, and to discourage obstructions to flood-flows or uses which pollute or deteriorate natural waters and water courses. Policy 28: Life and property should be protected from flood hazards, and the flood storage and transmission capacity of rivers and streams should be retained. Policy 29: Protect natural flood storage and conveyance through the development and implementation of plans and regulations that reduce flood impacts. Geologic and Volcanic Hazard Zones: Yelm has a few areas identified as steep slopes and volcanic hazards, which occur along portions of the Centralia Power Canal and Yelm Creek (see Critical Areas Map #6). The City will need to develop guidelines for specific geologic issues. Goal 9: To designate and regulate development on lands having identified geologic hazards to protect the health and safety of persons and property, and to avoid other adverse impacts of erosion, landslide, and other geologic hazards. Policy 30: Develop implementing legislation, based upon best available science, with specific requirements for analysis of geologically sensitive areas and application of specific development standards to prevent erosion and landslide hazard. Policy 31: The City will continue to gather and review seismic hazard data for the area to better assess specific seismic hazard areas (those areas more sensitive than others because of geological parameters). The City will consider development of additional requirements associated with Uniform Building Code review for buildings in Yelm’s most sensitive earthquake hazard areas. Fish and Wildlife Habitat Areas: Yelm does not have identified priority habitats and species within the Urban Growth Area, but is on land near the Nisqually River which provides important habitat and wildlife areas, in addition to the scattered locations of oak habitat (see Critical Areas Map #5). Shoreline and development regulations, and project-level SEPA reviews shall be used to assure that development within the Urban Growth Area does not adversely affect abutting wildlife and fish habitat outside the urban area. Inside the urban area, development regulations should provide incentives for wetland and habitat enhancement. Yelm Creek and Thompson Creek provide opportunities for such enhancement within the Urban Growth Area. Wetland and wildlife enhancement should not extend beyond the specified wetland buffer, however, if to do so would reduce densities below those specified in the development regulations. It is important that Yelm obtain and promote urban densities in the urban areas to reduce development pressure outside the urban areas. Any development directly affecting the Nisqually River shall be reviewed for consistency with applicable State, County, and other habitat management programs. Urban landscapes are valuable supplements to natural areas in providing habitat for a wide variety of wildlife. The loss of natural wildlife habitat to urban development can be partially offset by landscaping that includes a variety of native plants that provide food and shelter for wildlife. Native plants are generally well adapted to the soils and climate of the area and many species can flourish without much watering or fertilization. Goal 10: Preserve, protect, and enhance fish and wildlife habitat. Goal 11: Provide fish and wildlife habitat of sufficient diversity and abundance to sustain existing indigenous wildlife populations. Policy 32: The city should preserve and enhance native vegetation in riparian habitat, and wherever possible. Policy 33: The City should manage aquatic and riparian (stream side) habitat in away that minimizes its alteration in order to preserve and enhance its ability to sustain fish and wildlife. Policy 34: The City should encourage residents and businesses to use native plants in residential and commercial landscaping. [Chapter XII, Fish and Wildlife Habitat Areas, Goals] Air Quality: Air quality is an increasing problem in the Pacific Northwest. Numerous federal, state, and regional agencies enact and enforce legislation to protect air quality. Locally air pollution sources are from: motor vehicles, indoor and outdoor burning, industrial operations, and land clearing and grading. Goal 12: Protect air quality. Policy 35: Support state and federal air quality standards and the regulation of activities that emit air pollutants. Policy 36: Encourage transportation demand management and commute trip reduction in order to reduce energy consumption and air pollution. Noise: Noise pollution can be harmful to the general public’s health and welfare. Noise is primarily generated by: industrial uses, vehicle traffic, and construction activities. Goal 13: Control the level of noise pollution in a manner that promotes the use, value, and enjoyment of property in an urban environment. [Chapter XII, Noise, Goal] Policy 37: Use state standards to ensure that excessive noise does not impair the permitted land use activities in residential, commercial, and industrial land use districts. [Chapter XII, Noise, Policy] Yelm Comprehensive Transportation Plan Introduction Coordination Design and Capacity Land Use, Environmental, and Economy Priorites and Financing Yelm Comprehensive Water Plan Yelm Comprehensive Sewer Plan Yelm Parks Plan Yelm Vision Plan Development Regulations Zoning Code - Title 17 YMC Design Guidelines Development Guidelines - 3.8 Land Use 3.18 Public Services 3.18.1 Cost of Public Services, in General Affected Environment The residents and businesses of an area demand services of government ranging from animal control to the implementation of zoning codes. Requested services include “basic” services such as police and fire protection, emergency medical services, education, the provision of clean potable water, and garbage collection. The local community also demands other services that are not as visible to the average resident, such as land use planning, utility billing, XXXX (money stuff), capital facilities planning and maintenance, parks and recreation, street maintenance, and the collection, treatment, and disposal of sewage. Two primary tenants of the Growth Management Act are that good planning can reduce the cost of providing expected public services and that growth should ‘pay for itself’ XXX. There are a number of entities that provide public services in Yelm, including the City of Yelm itself, SE Thurston Fire/EMS, Timberland Regional Library, Thurston County, Medic One, the Port of Olympia, the Public Utility District (PUD), and a local cemetery district. While the impact the development of the Thurston Highlands site to certain public services such as Fire/EMS, Police, Schools, and Parks are analyzed separately in this EIS, the impacts to general services have also been reviewed as part of the Fiscal Impact of Development Alternatives (Property Counselors, September 2007). The City of Yelm provides both basic and general government services within the City limits. These services include: police protection; a municipal court; the maintenance and extension of the street network; a municipal water system; a sewer treatment and reclaimed water system; a park system; development permitting services; long range planning; financial services; and community programs and projects. The Timberland Regional Library provides library services to Thurston, Grays Harbor, Lewis, Mason, and Pacific Counties. Timberland Regional Library maintains a full-service community library in Yelm located in the Prairie Park development downtown. Timberland Regional Library is funded primarily through property taxes. Thurston County provides general government services in the unincorporated portion of the Yelm Urban Growth Area. The County also provides many regional services within the City limits, including: health services; environmental health inspections including restaurant inspections; elections; and property assessment and property tax collection. Potential Construction Impacts During the planning, permitting, infrastructure construction, and building of proposed uses within the Thurston Highlands Master Planned Community, the City of Yelm Community Development Department and Public Works Department will be most impacted as these Departments provide direct developer services such as utility inspections, permit processing, plan review, and building inspection services. NOTHING ELSE Developed Condition Impacts A build-out population of approximately 12,548 persons within the Thurston Highlands Master Planned Community will significantly increase the demands for services from all public service providers. Possible Mitigation Measures 3.18.2 Fire Protection and Emergency Medical Aid Affected Environment The City of Yelm contracts with Thurston County Fire Protection District 2, operating as SE Thurston Fire/EMS, for fire protection and basic life support services within the City of Yelm. SE Thurston Fire/EMS also provides fire inspection services for all businesses within the City. Advanced Life Support services are provided within the City of Yelm by Medic One, a junior taxing district within Thurston County. In 2006, there were XXX calls for service from the City of Yelm, including XXX BLS calls, XXX ALS calls, and XXX fires or other emergencies. Potential Construction Impacts Developed Condition Impacts Possible Mitigation Measures 3.18.3 Police Protection Affected Environment The City of Yelm Police Department provides 24-hour police protection, criminal investigation, crime prevention education, emergency management planning and preparation within the incorporated areas of the City of Yelm, including the site of the proposed Thurston Highlands Master Planned Community. The stated mission of the Department is to “uphold the law fairly and firmly; to prevent crime; to pursue and bring to justice those who break the law; to keep peace; and to provide quality police service to the community by promoting a safe environment through police and citizen interaction, with emphasis on fairness, respect, empathy, dignity, and professionalism.” The Department also cooperates with the Thurston County Sheriff’s Office through mutual aid agreements for law enforcement services in the Yelm Urban Growth Area and surrounding areas, is involved in regional emergency management planning activities, and participates in regional special law enforcement functions such as participation with Thurston County S.W.A.T. and Drug Task Force. The Department contracts with CAPCOM for dispatch services. In 2007, the Yelm Police Department was comprised of a Chief, two Sergeants, 9 patrol officers, a Detective, a School Resource Officer, a Community Services Officer, and two civilian office support staff. In the past, staffing needs in the Yelm Police Department have been driven by the desire for 24-hour patrol coverage. This goal was achieved in 2005 with the addition of two officers within the Department. As 24 hour coverage has now been achieved, the Department will focus on maintaining levels of service through the addition of staff as calls for service increase with population growth. Potential Construction Impacts Construction sites are often the target of theft due to the high value of equipment and materials and the relatively low security when compared to existing businesses and residences. Construction sites are often unattended at night with equipment and materials either unsecured or in construction trailers. Investigation of theft at construction sites comprised approximately XXX of the criminal investigation calls for service for the Yelm Police Department in 2006. Construction within the Thurston Highlands Master Planned Community would likely be constant during the expected 10 to 30-year build-out of the proposed development. On-site construction offices, equipment storage and material staging areas would be at risk of burglary, theft and vandalism. Developed Condition Impacts Possible Mitigation Measures 3.18.4 Schools 3.18.5 Parks