For PublicationIPM.Note
For Publication
Roberta Allen
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=R_ALLEN
For Publication
Roberta Allen
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=R_ALLEN
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For Publication
Please publish the attached Mitigated Determination of Non-Significance in the Friday, February 24, 2006 issue of the Nisqually Valley News.
Thank You,
Roberta Allen
City of Yelm
Community Development Department
360.458.3835
<8A362E7DF0A63E4383D82F3643D0EFD7113A96@server1.ci.yelm.wa.us>
Roberta Allen
Roberta Allen
11.0
05-0345 MDNS
05-0345 MDNS
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05-0345 MDNS.doc
Mitigated Determination of Non-Significance
File Number SUB-05-0345-YL
Proponent: Yelm Property Development
Description of Proposal: Subdivide 10 acres into 55 single family residential lots.
Location of the Proposal: Grove Road, Approximately 500 feet north of 100th Way SE, Tax Parcel # 64303500200.
Section/Township/Range: Section 20, 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 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: February 21, 2006
Comment Deadline: March 7, 2006
Appeal Deadline: March 14, 2006
Grant Beck, Community Development Director
This Mitigated Determination of Non-Significance (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 March 7, 2006, at 5:00 P.M. The City of Yelm will not act on this proposal prior to March 14, 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 March 14, 2006 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), 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, February 24, 2006
Posted in public areas: February 21, 2006
Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners
Dept. of Ecology w/checklist
Attachment A
Mitigated Determination of Non-Significance
SUB-05-0345-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 9, 2006, Skillings Connolly, Inc.)
Final Hydraulic Report (January 2006, Skillings Connolly, Inc.)
Traffic Impact Analysis (January 9, 2006, Skillings Connolly, Inc.)
2. 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 (geology, topography, soils).
3. 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.
4. 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.
5. The environmental documents do not identify a potential significant impact related to the use of energy or natural resources.
8. The environmental checklist indicates noise generated from vehicles will be minimal.
9. 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.
10. 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.
11. 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.
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.
13. 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.
14. 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.
15. The checklist indicates that the proposal will not require addition fire or police protection services.
16. 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.
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. Prior to final subdivision approval, the developer shall complete the following transportation improvements:
The west half of Grove Road shall be improved to City Standards for a Neighborhood Collector along the property frontage.
All interior streets shall be improved to City Standards for a Local Access Residential.
The interior street shall provide a future street connection to the west and north.
2. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District.
Attachment A MDNS (SUB-05-0345-YL)
Attachment A MDNS (SUB-05-0345-YL)
.doc
05-03~ES.DOC
05-0345 MDNS.doc