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8356 MDNS SEPA NO: 8356 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Richard Christensen Description of Proposal: Construction of a 11,000 square foot furniture store, with plans for future development on the site. Location of the Proposal: 16628 Hwy 507 E, Yelm, WA 98597. North side of Hwy 507, east of Creek Street. Section/Township/Range: Tax Parcel numbers 64303400501 and 64303400502, Section 29, Township 17N, Range 2E. 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: February 9, 2004 Comment Deadline: February 24, 2004 at 5:00 P.M. Appeal Deadline: March 2, 2004 at 5:00 P.M. 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 February 24, 2004, at 5:00 P.M. The City of Yelm will not act on this proposal prior March 2, 2004, 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 March 2, 2004, 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, February 13, 2004 Posted in public areas: Tuesday, February 10, 2004 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist ATTACHMENT SEPA Case Number 8356 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, 2003, prepared by Richard Christensen) Preliminary Storm Drainage and Erosion Control Report (dated December 2003, prepared by Jerome W. Morrissette & Associates) The State Environmental Policy Act states that if the proposal consists of a series of actions that are individually exempt, but together may have a significant impact, the proposal is not exempt. In this project review, the applicant proposes future development, however at this time the additional uses are undetermined. The City can review the proposal for an overall site impact, however subsequent uses will be reviewed at time of application. To adequately assess a new development traffic impact on the transportation system and level of traffic service, the Environmental Review Officer may require a traffic impact analysis (TIA). If the new development generates more than 20 vehicles in the peak direction of the peak hour on the adjacent streets and intersections, a TIA is required. The furniture store does not create this minimum amount of traffic, and is not required to provide a TIA, however subsequent development will. In order to avoid piecemeal development review, at the time that future development occurs and triggers a TIA, the furniture store shall be included in the review and any required improvements. 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. Yelm Development Guidelines provides guidance for placement of driveway accesses into commercial developments. The number of access points and sight distance are of major concern on Yelm Avenue. Chapter 15.40 Concurrency Management provides for mitigation measures for impacts to the City’s transportation system. Chapter 15.40.020(5)(a) states that “The project makes on-site, and frontage improvements, consistent with City standard for utilities, curbs, gutters, sidewalks, bicycle lanes where appropriate, and roads necessary to serve the proposed project consistent with safety and public interest. Frontage improvements are usually required for the entire property frontage. The project site is located adjacent to Yelm Creek, which is classified a Shoreline of the State, with a Rural designation. Yelm Creek has associated wetlands and flood hazard areas. Chapter 14 YMC establishes criteria for construction in or near flood hazard areas, and establishes buffers for the protection of wetlands. SR 507 East a small bridge over Yelm Creek. It was determined that the frontage improvements for this project shall not include improvements to this bridge, and the amount of road leading to the bridge within the 100 year flood plain shall be deferred. The City Development Guidelines provides guidance for erosion control plans. Construction of this project must not disturb the flood zone area. An erosion control plan report must be submitted to and approved by the City of Yelm prior to any land clearing on the site. The City of Yelm’s Yelm Creek Flood Hazard Management Plan lists several alternatives to help ease the flooding problems on all areas of Yelm Creek. Some of the alternatives require restorative projects, and removing barriers such as fences and rip-rap that may impede water flow. Projects such as these would require access to the creek from or through private property, including this parcel.  Mitigation Measures The developer shall mitigate transportation impacts based on the new P.M. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on a furniture store, which creates .23 new PM peak hour trips per 1,000 sq. ft. For an 11,000 sq. ft. furniture store, the TFC charge is $1,897.50 and is payable at time of building permit. At this time a TIA is not warranted. However as future development occurs on the site, a TIA shall be required when the total peak hour trips, including the furniture store, are over 20. The TIA shall address traffic impacts to include this project. The developer shall complete the following transportation improvements: Frontage improvements for SR 507 shall be constructed per the “Urban Arterial” standard, and shall be constructed from the west property line, up to the east property line, where it meets the 100 year flood plain. One commercial driveway entrance with a “right-in/right-out only, shall be allowed onto SR 507. The developer shall sign a “Waiver of Protest” to defer the frontage improvements along the property from the shoreline jurisdiction line, to the east property line. An internal street, constructed per the “Local Access Commercial” detail, shall be constructed to connect the entrance from Hwy 507 to 106th Ave. SE. The developer shall provide the City with an Erosion Control Plan to assure protection of the flood zone and wetland areas. The developer shall provide a “blanket easement” over the flood zone area to the City of Yelm for City sponsored stream or restoration projects.