Loading...
0175 MDNSSEPA NO: 0175 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Freestone DFF Yelm II LLC Description of Proposal: Subdivide 17.45 acres into 50 single-family residential lots. The project includes the construction of stormwater facilities, interior streets, and street improvements to Middle Road SE. Location of the Proposal: The project site is located on the south side of Middle Road SE, 16440 Middle Road. Section/Township/Range: Section 19, Township 17 North Range 2 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 Date of Issue: March 21, 2005 Comment Deadline: April 4, 2005 Appeal Deadline: April 11, 2005 Grant Beck, Community Development Director This Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 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 April 4, 2005, at 5:00 P.M. The City of Yelm will not act on this proposal prior April 11, 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 April 11, 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, March 25, 2005 Posted in public areas: Tuesday, March 22, 2005 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist ATTACHMENT SEPA Case Number 0175 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 (dated October 15, 2004, prepared by Parametrix) Traffic Impact Analysis (dated August 25, 2004, prepared by Jake Traffic Engineering, Inc.) Traffic Impact Analysis Addendum Letter (dated March 3, 2005, prepared by Jake Traffic Engineering, Inc.) Preliminary Drainage Report (dated September 2004, prepared by Parametrix) 2. The property was originally two parcels of land approximately 8 ½ acres and 10 acres in area, the larger of which was occupied by a single family dwelling. A boundary line adjustment in January 2005 changed the parcel configurations, leaving the house on a small parcel and the 17.45 acre parcel subject to this subdivision application. 3. SEPA Rules indicate a project is not categorically exempt from threshold determination requirements if it is a segment of a proposal that includes a series of actions, physically or functionally related to each other, some of which are categorically exempt and some of which are not [WAC 197-11-305 (1)]. 4. The traffic impact analysis (TIA) submitted as part of the subdivision application indicates that the project will generate an average of 478 vehicle trips per day, with a PM peak of 51 vehicles per hour. The TIA indicates that, with average growth: The signalized intersection of Yelm Avenue and 1st Street (SR 507 and SR 510) will be at a Level of Service (LOS) E, both with and without project conditions. The intersection of 1st Street and Rhoton Road will be at a LOS C or better with or without project conditions. The intersection of Railway Road SE and Middle Road will be at a LOS C or better with or without project conditions. The intersection of 100th Way and Grove Road SE will be at a LOS C or better with or without project conditions. 5. The TIA addendum indicates that the stopping site distance and entering site distance from the proposed intersection of the subdivision road with Middle Road to the curve in Middle Road meet the AASHTO requirements for a 25 mph design speed. Middle Road, pusuant to the Yelm Development Guidelines standards, has a design speed of 30 MPH. This speed requires a stopping site distance of 200 and an entering site distance of 335. 6. 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. The Growth Management Act at Section 36.70.070 (6)(b) RCW states that a finding of concurrency can be issued when required improvements are in place at the time of development or that a financial commitment is in place to complete the improvements or strategies within six years. 7. Middle Road is currently a substandard road, with the exception of half-road improvements located in front of the Willow Glenn Subdivision. Frontage improvements, if based on the revised boundary lines of the original parcels will create a disconnected drive lane from Fort Stevens Elementary to Prairie Creek Estates with partial, full improvements. 8. The series of actions by the developer, the boundary line adjustment followed by a subdivision, unless addressed through the State Environmental Policy Act, allow the development to not meet concurrency requirements for transportation improvements by avoiding the improvement of Middle Road along the smaller parcel. 9. The property is bordered on the south side by Yelm Creek, which is listed as a Shoreline of the State. There is a flood zone area adjacent to Yelm Creek, which encompasses the creek and its associated wetlands, and extends over 100 feet above the Shoreline Jurisdiction area. Section 15.32.280 prohibits construction of residential structures, or any construction that results in any increase in flood levels. 10. Chapter14.12 YMC requires the dedication of open space for all residential development. Section 14.12.050 YMC lists four (4) attributes for qualification of open space. 11. 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. 2. Prior to final subdivision approval, the developer shall complete the following transportation improvements: The South half of Middle Road shall be improved to City Standards for a Neighborhood Collector from the Northwest property line to the Southeast property line, including the road frontage for the lot with the existing single family residence. Additional right-of-way may be required for frontage improvements. The developer shall construct internal streets to City Standards for Local Access Residential. The developer shall provide for the continuation of streets, by connecting internal streets to the residential subdivision to the west. The existing single family home may retain one driveway entrance on Middle Road, with a recorded agreement between the property owner, developer, and City that the driveway entrance be relocated to the new plat internal street no later than 6 years from the date of recording. The agreement shall provide for driveway removal from Middle Road and restoration to City standards. The developer shall protect the Flood Hazard Zone area, by assuring that encroachments shall not result in any increase of flood levels. The flood hazard zone area, and the Shoreline jurisdiction area shall be dedicated as open space. Protective fencing shall be installed at the flood zone area during all construction. Temporary erosion control systems to be approved by the City of Yelm. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District.