05-0197 MDNSMitigated Determination of Non-Significance
File Number SPR-05-0160-YL and BSP-05-0197-YL
Proponent: 3B&C LLC
Description of Proposal: Binding Site Plan and Site Plan Review to provide
commercial spaces for construction, and construction of 5,600 sq. ft. commercial
building with associated parking.
Location of the Proposal: 10336 West Road SE, Corner of West Road and 103rd Ave
SE., Tax Parcel #'s 64303601701 & 46303601702.
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 Section 43.21 C.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: August 12, 2005
Comment Deadline: August 26, 2005
Appeal Deadline: September 2, 2005
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 Grant Beck, Community Development Department, at City of
Yelm, 105 Yelm Avenue West, P.O. Box 479, Yelm, WA 98597, by August 26, 2005, at 5:00 P.M. The
City of Yelm will not act on this proposal prior to September 2, 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 September 2, 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), 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, August 19, 2005
Posted in public areas: August 12, 2005
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
SPR-05-0160-YL &BSP-05-0197-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 (June 7, 2005, Erling Birkland)
/ Wetland Reconnaissance (February 2005, Pacific Rim Soil & Water, Inc.)
/ Preliminary Drainage and Erosion Control Report (May 2005, Jerome W.
Morrissette & Associates)
/ Transportation Impact Analysis (May 2005, Heathe & Associates)
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. In addition, the
northern portion of the property is identified by Thurston County as a potential high
groundwater flooding buffer area. Thurston County, in other areas of the County
that are potential high groundwater flooding areas, indicates in the Interim Site
Development Standards for New Development in Salmon Creek Basin that if there is
more than six feet of separation between the level of the high groundwater and the
bottom of any infiltration gallery, the project should be designed to the effective
drainage manual.
The City has adopted the 1992 Department of Ecology Drainage Design Manual,
which requires that stormwater generated from a parking facility be treated for oils,
sediments, and heavy metals before infiltration.
5. The environmental documents do not indicate that there are any priority species or
habitats or any endangered or threatened species on or near the property that would
be impacted by the proposed development.
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 environmental checklist indicates that the site will be lit to provide a safe level of
Attachment A MDNS (SPR-05-0160-YL &BSP-05-0197-YL)
lighting in the parking lot and around the building and that impacts will be mitigated
through design of the lighting plan and placing down shields along the property line.
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. The City of Yelm and the Washington State Department of Transportation
("WSDOT") have established a minimum intersection level of service ("LOS")
standard of "D" for all intersections in the City's commercial zones, with the
exception of the intersection of Yelm Avenue and First Street NW where the
standard is LOS "F".
12. All intersections in the City are currently operating in compliance with the adopted
LOS standard and will continue to operate within the adopted standard after the
completion of the proposal.
13.The traffic impact analysis (TIA) submitted as part of the application indicates that
the project will generate an average of 563 vehicle trips per day, with a PM peak of
74 vehicles per hour. The TIA indicates that, with average growth:
The proposal will impact traffic movements at various signalized intersections,
including lowering the level of service and increasing wait times at the light at Yelm
Avenue and First Street (SR 507 and SR 510) and increase wait times at the
intersections of 103rd Ave and Yelm Avenue East, and West Road and 103rd
Ave.SE. Although the proposal has an impact on the level of service of these
intersections, the LOS will not drop below the City's adopted standards.
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.
Attachment A MDNS (SPR-05-0160-YL & BSP-05-0197-YL)
Mitigation Measures
1. The developer shall mitigate transportation impacts based on the peak PM trips
generated by the project. The Transportation Facility Charge (TFC) shall be based
on the proposed use at the time of tenant improvement at a rate of $750 per peak
PM trip.
2. The applicant shall be responsible for frontage improvements along West Road to
meet City Standards for a commercial collector to include a sidewalk, planter strip,
curb and gutter, a 5' paved shoulder and an 11' travel lane.
3. Civil plan submission shall include an updated preliminary stormwater plan that
meets or exceeds the standards in the 1992 stormwater Manual as adopted by the
City of Yelm. The stormwater plan shall include the following elements:
a. Alternative technologies are not accepted.
b. The elevation of the bottom of the infiltration gallery shall be a minimum of six
feet above the elevation of the high groundwater area as identified by Thurston
County (approximate elevation 335), and must be 50 feet horizontally, or 2 feet
vertically away from the High Ground water area, which ever distance is less.
c. Separate water quality treatment for roof runoff shall be provided.
d. The stormwater system shall be designed to accommodate stormwater
generated by required frontage improvements.
3. The civil plan submission shall include a lighting plan that maintains a light level of
0.1 candle-foot 5 feet off the edge of the property.
Attachment A MDNS (SPR-05-0160-YL & BSP-05-0197-YL)