MDNS Signed 001Mitigated Determination of Non-Significance
File Number SUB-05-0458-YL
Proponent: FH1 L.L.C
Description of Proposal: Subdivide 21 acres into 70 single family residential lots, and
a church, in two (2) phases.
Location of the Proposal: 15026 SR 507, Tax Parcel #s 21725130300 &
21725130200.
Section/TOwnshiplRange: Section 25, Township 17 North, Range 1 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 Section 43.21C.030 (2)(c) RCW. 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 Attachment A
Lead agency: City of Yelm
Responsible Official: Grant Beck, Community Development Director
Date of Issue: July 21, 2006
August 4, 2006
aust11.2006
Community Development Director
his Mitigated Determination of Non-Signifcance (MDNS) is issued pursuant to Section 197-11-340 (2)
WAC. 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 August 4, 2006, at 5:00 P.M. The
City of Yelm will not act on this proposal prior to August 11, 2006, 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 August 11, 2006 at 5:00 P. M. Vou 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 no[ limited to the City of Yelm Comprehensive
Plan, Zoning Code (Title 17 YMC), Critical Areas Code (Chapter 14.08 YMC), Stormwater Drainage
Design and Erosion Control Manual, International Building Code, Critical Areas Regulations (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DO NOT PUBLISH BELOW THIS LINE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, July 28, 2006
Posted in public areas: July 21, 2006
Copies lo: All agencies/citizens on SEPA mailing list and adjacent property owners
Dept. of Ecology w/checklist
Attachment A
Mitigated Determination of Non-Significance
SUB-OS-0458-YL
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 (January 2006, SCA Consulting Group)
/ Landslide Hazard Assessment (February 2006, Insight Geologic, PLLC)
/ Traffic ImpactAnalysis (January 2006, Transportation Engineering Northwest)
2. This environmental review is for a project that will be constructed in two phases.
One parcel is currently in the City limits of Yelm, the second parcel is outside the
City limits, in the Yelm Urban Growth Area. Development of the parcel that is
currently outside the City limits requires successful annexation into the City. The
environmental review for this project is the full build-out impacts.
3. The environmental documents indicate that the property is composed of soils and
substrates that are suitable for building and for stormwater infiltration. There is no
indication that there are any potential significant impacts to the earth.
The Landslide Hazard Assessment conducted a site reconnaissance to observe soil
conditions. There was no presence of springs, seeps or hydric vegetation. Existing
vegetation shows no sign of unstable slopes. The assessment shows that the slope
does not qualify as a landslide hazard area.
4. There is no indication in any of the environmental documents that there will be any
potential long-term significant impacts to air quality from the proposed development.
5. The City of Yelm is identified as a Critical Aquifer Recharge Area, a designated
environmentally sensitive area. Potential Impacts to groundwater quality and
quantity will be mitigated through measures that meet or exceed the standards in the
1992 DOE stormwater manual as adopted by the City of Yelm.
The City has adopted the 1992 Department of Ecology Drainage Design Manual,
which requires that stormwater generated from a development be treated for oils,
sediments, and heavy metals before infiltration.
6. The environmental documents do not identify a potential significant impact related to
the use of energy or natural resources.
7. The environmental checklist indicates noise generated from vehicles will be minimal.
8. 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
Atlachment A MANS (SUB-05-0365-YL)
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.
9. 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.
10. Washington State Department of Transportation (WSDOT) has classified SR 507
from the Yelm City Limits to the vicinity of Mill Road as a Class 2 Highway, which
favors mobility of access to a site. This means that minimum access spacing is 660
feet. This classification is likely to changes as the area within the city develops.
Phase I of this project is within the City Limits, Phase II to be developed after
successful annexation into the City Limits. The frontage improvement requirements
shall be determined at each phase of development.
11. Right turn drop lane requirements are based on existing posted speed limits. This
area of SR 507 is currently being reviewed for a reduction of the posted speed limit.
The requirement for a right turn drop lane should be reviewed at the time of
application for frontage improvements to determine if a right turn drop lane is
required, and if so, the required length.
12. Chapter 16.16 YMC requires that the layout of streets provide for continuation of
streets existing in adjoining subdivisions. The project provides a future street
connection to the north and west.
13. Section 16.16.050 (YMC) states that lots within a residential subdivision shall be
designed so that lots adjacent to arterial and collector streets are not allowed direct
access.
14.The traffic impact analysis (TIA) submitted as part of the application indicates that
the project will generate an average of 536 vehicle trips per day, with a PM peak of
56 vehicles per hour.
15.Section 14.04.055 YMC indicates that the principal guide in measuring
environmental impact is consistency with the land use designations of the
comprehensive plan and the development regulations designed to implement the
plan.
16.The checklist indicates that the proposal will not require addition fire or police
protection services.
17.Temporary construction impacts such as noise, light, water quality, and air quality,
are mitigated by requirements of the Zoning Code and Development Guidelines
relating to construction activities.
18. 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.
AttachmentA MBNS (SUB-OS-0345-V1)
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. Prior to final subdivision approval, the developer shall complete the following
transportation improvements:
For Phase I of this project;
a. The southeast half of State Route 507 shall be improved to City Standards
for an Urban Arterial along the property frontage. This will include a full
width center turn lane and a right turn drop lane if required by Washington
State Department of Transportation at the time of "Plan for Approval"
submittal.
b. All internal streets shall be improved to City Standards for a Local Access
Residential.
c. The interior street shall provide a future street connection to the east.
For Phase II of this project;
a. The southeast half of State Route 507 shall be improved to City Standards
for an Urban Arterial to include a full center turn lane and a right turn drop
lane if required by Washington State Department of Transportation at the
time of "Plan for Approval" submittal.
b. All internal streets shall be improved to City Standards for a Local Access
Residential.
c. The internal street shall connect to the future street connection provided in
Phase 1.
2. Prior to preliminary subdivision approval the applicant shall submit to the Community
Development Department for approval, a design of the proposed retaining wall along
Lots 1 through 11, prepared by a licensed structural engineer. The wall shall be
designed to ensure that Lots 1 through 11 are buildable and safe. The walls shall
conform to Section IV(F) of the City of Yelm Design Guidelines.
3. The developer shall enter into an agreement with Yelm Community Schools to
mitigate project impacts to the School District.
Attachment A MDNS (SUB-OS-0345-VL)