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Exhibits CombinedBEFORE THE CITY OF YELM HEARING EXAMINER 2 IN RE: ) HEARING NO. LD 2024.0072 ) 3 ) RESERVE AT PALISADES VARIANCE. ) 4 ) FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION GRANTING VARIAN CE 5 6 APPLICANT/OWNER: AHBL 2215 N. 30th Street #300 Tacoma, Washington 98403 8 REPRESENTATIVE: J.Matthew Weber9 PLANNER: Andrew Kollar 10 LOCATION: 15036 SR-507 SE 11 Yelm, Washington 98597 12 SUMMARY OF DECISION: 13 The Applicant's requested variance to allow a proposed 39-lot subdivision to have two points of connection to Palisades Street SE, a "Local Access Residential Street", rather than to either an 14 arterial or collector street as required by YMC 18.52.080 is approved subject to the conditions recommended by City Staff. 15 16 17 18 19 20 21 22 23 24 25 DATE OF DECISION: April 14, 2025. BACKGROUND During the midst of a pending application for the subdivision of 9.7 acres into 39 lots for detached singe-family homes, the Hearing Examiner brought to the attention of City Staff and the Applicant that the subdivision's proposed access at two locations to Palisades Street SE did not appear to satisfy the requirement of YMC 18.52.080 that "every subdivision ... of 25 or more housing units ... shall provide more than one vehicular access from an arterial or collector street". City Staff subsequently confirmed that Palisades Street SE is neither an arterial or collector street and is instead a "Local Access Residential Street". As a result, the proposed Findings of Fact, Conclusions of Law and Decision Granting Variance - 1 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Reserve at Palisades Subdivision does not satisfy YMC 18.52.080 and a final decision on the subdivision is on hold as the Applicant seeks this variance. The Applicant requests that the proposed Reserve at Palisades Subdivision be granted a variance from the requirement of YMC 18.52.080 and that the 25-plus residential lot subdivision be allowed two points of connection to the existing Palisades Street SE rather than to an arterial or collector street. City Staff recommends approval of the requested variance subject to the conditions that: (1) all residential structures in the proposed subdivision be outfitted with automatic sprinkler systems, and (2) the subdivision make provision for a future street connection ("Road B ") to properties to the west when those properties are developed allowing for a future second connection to SR-507. There has been substantial public opposition to the requested variance, mostly from property owners within the adjoining Palisades Subdivision Adjoining landowners have a number of safety concerns but their principal one is that the proposed subdivision's 39 new homes, added to the existing Palisades 24 homes, would result in a total of 63 homes with only one point of ingress/egress to SR-507 and the rest of the City PUBLIC HEARING The public hearing took place in person at the Yelm City Council Chambers at 11 :00 a.m. on Wednesday, April 9, 2025. The City appeared through Andrew Kollar, Planner, with assistance from Chris Vaccaro, Fire Marshal, and Cody Colt, Public Works Director. The property owner appears through its representative, J. Matthew Weber, of AHBL. Several members of the public were present and five asked to testify. All testimony was taken under oath and a verbatim recording of the proceedings was maintained. Evidence considered at the Findings of Fact, Conclusions of Law and Decision Granting Variance - 2 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 time of the hearing was the Staff Report (Revised) prepared by Mr. Kollar together with the following additional exhibits: WSDOT Access Denial Applicant's Variance Criteria City Attorney Correspondence Letter from Fire Marshal Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 WSDOT Confirmation of Future Access to 507 Public Comment Exhibit 6, Public Comment, includes two separate comments: (1) a letter from Megan Gwynn dated April 4, 2025, and (2) an email from Justin Linson dated March 21, 2025, both in opposition to the requested variance. No other exhibits were submitted during the hearing. City's Testimony: The hearing commenced with the testimony of Andrew Kollar, Planner and author of the City's Staff Report. As noted in the Report, the City supports the requested variance subject to the two conditions referenced in he Staff Report. Mr. Kollar began his testimony by explaining that it arises out of the pending application for subdivision approval of the "Reserve at Palisades" Project No. LD2024.0072. The public hearing for that subdivision application was held on February 26, 2025. During the course of the earlier hearing the subdivision's proposal to provide two connections to Palisades Street SE was questioned by the Hearing Examiner as to its compliance with YMC 18.52.080 which requires subdivisions of more than 25 residences to provide two points of access to "an arterial or collector street". Palisades Street SE is neither an arterial or collector street but is instead a "Local Access Residential Street". After review, City Staff confirmed that the proposed connection to Palisades Street SE did not satisfy the requirements of YMC 18.52.080 for two points of access to either an arterial or collector street. Findings of Fact, Conclusions of Law and Decision Granting Variance - 3 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 The hearing on the proposed subdivision was therefore placed on hold to allow the Applicant an opportunity to submit a request for variance from the requirements of YMC 18.52.080. Mr. Kollar explains that the current problem arises out of the decision by WSDOT to not allow any access to SR-507 directly from the proposed subdivision. If such access was allowed, the proposed subdivision would then have the required two access points to a major street by way of the existing connection to SR-507 at Palisades Street SE, together with the new intersection within the subdivision. But without WSDOT approval the proposed subdivision has only its two points of access to Palisades Street SE, leading to a single point of access to SR-507. WSDOT's refusal to allow access to SR-507 from the proposed subdivision is based upon its standards for the required distance between intersections for "Managed Access-2" highways, for which WSDOT imposes a minimum distance between intersections of over 600 feet. This required minimum distance between intersections precludes any access to SR-507. Mr. Kollar also explained that the proposed subdivision satisfies the International Fire Code (IFC) even though it does not satisfy YMC 18.52.080. Section D-107 of the IFC would allow the proposed subdivision to be developed subject only to the added requirement that each residential unit have an automatic sprinkler system. Thus, the proposed subdivision meets the City's fire code re·quirements but not its development code requirements. City Staff has therefore conditioned its approval of the requested variance on the requirement that each home be installed with automatic sprinklers. Mr. Kollar stated that City Staff has reviewed the requested variance and recommends its approval subject to the conditions found in the Staff Report. Mr. Kollar then explained that, like any variance for the City, the Applicant must demonstrate that all five requirements of YMC 18.14.100 have been met and that the requested variance is well justified. Mr. Kollar reviewed Findings of Fact, Conclusions of Law and Decision Granting Variance - 4 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHING TON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 each of the five requirements ofYMC 18.14.100 and stated that City Staff believes the Applicant has demonstrated compliance with each of the requirements. At the conclusion of Mr. Kollar's direct testimony the Hearing Examiner posed a series o questions to Mr. Kollar as well as to the City's Fire Marshal, Chris Vaccaro, and its Public Works Director, Cody Colt: 1. Comparison of Different City Streets. The hearing Examiner first asked for Staff to explain the differences between "arterial", "collector", and "Local Access Residential" streets as defined by the City's Development Regulations. Staff responded that: An "arterial" street must have two I I-foot travel lanes; a 12-foot left turn lane; a 5-foot bike lane; 8-foot planter strips on each side of the road; 2 parking lanes; and 6-foot sidewalks on each side of the road. A "collector" street must have two 11-foot travel lanes; a 5-foot bike lane; 7-foot planter strips on each side of the road; and 5-foot sidewalks on each side of the road. Unlike an arterial road, a collector road is not required to have either a left turn lane or parking lanes. A 11Local Access Residential Street" has two 11-foot travel lanes; parking lanes o both sides; a 6-foot planter strip on both sides; and a 5-foot sidewalk on one side. Palisades Street SE is a "Local Access Residential Street" that more closely resembles a "collector" street rather than the larger "arterial" street. Similar to a collector street: Palisades Street SE has the same width of travel lanes and has roughly the same requirements for planter strips. Where it differs from a collector street is that it requires parking lanes but subtracts a bike lane, and has only one sidewalk rather than two. Findings of Fact, Conclusions of Law and Decision ·a ranting Variance - 5 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Posted speed limits on Palisades Street and other local access roads are 25 miles per hour, while collector streets have posted speeds of 35 miles per hour. 2. Adjoining Properties to the West. The Hearing Examiner then inquired as to the status of properties immediately west of the proposed subdivision. Staff explained that there are three adjoining properties located due west of the proposed subdivision and adjacent to SR- 507. Collectively, these three properties form a 90-degree triangle with SR-507 serving as the "hypotenuse" or long side to the triangle. The middle of the three parcels has an unusual five sided shape and closely resembles the "home plate" in baseball. As such, and for ease of reference, the middle parcel was thereafter referred to as the "home plate" parcel in all discussions. All three parcels are located immediately outside of the City's current City Limits but are located within its Urban Growth Area. All three are expected to be annexed into the City before the end of 2025. All three have the same zoning designation of R-4 as the proposed subdivision. Mr. Kollar explained that there has been considerable interest in the development of these properties as residential subdivisions consistent with their R-4 zoning, but that any applications for their development will wait until the properties have been annexed into the City. As a result, there are no pending applications for their development but they could see residential development in the relatively near future. City Staff explained that the "home plate" parcel is assured future access to SR-507 according to information provided by WSDOT. This is due to the property having a historic point of access to SR-507, coupled with its distance from existing intersections along SR-507 to the north and south. It is unknown whether WSDOT would allow access to SR-507 from either Findings of Fact, Conclusions of Law and Decision Granting Variance -6 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 of the other two parcels adjoining the "home plate" parcel. In summary, the property west of the proposed subdivision will have at least one connection to SR-507. The proposed Reserve at Palisades Subdivision is designed to extend Palisades Street SE westerly across the southern portion of the subdivision to its boundary with the three parcels to the west. The extension of Palisades Street to the subdivision's west boundary is referred to as "Road B" on the subdivision's site map. Staff confirms that if/when the adjoining parcels to the west are developed into residential subdivisions, they will be required to connect to Road B, thus creating a "looped" road system providing for two future points of access to SR-507: the existing access at Palisades Street SE and a future access from the "home plate" parcel. 3. History of YMC 18.52.080 and of the City's Adoption of the International Fire Code, Section D-107. The Hearing Examiner inquired of Staff as to when YMC 18.52.080 was enacted by the City Council and whether its enactment occurred before or after the City's adoption of the International Fire Code, including D-107. Staff confirmed that the City adopted the International Fire Code in 2012, with YMC 18.52.080 being adopted three years later, in 2015. Staff confirmed that the enactment of YMC 18.52.080 was likely meant by City Council to impose a stricter requirement on access from subdivisions to major streets than what was imposed by the Fire Code. Staff therefore agree that simply satisfying D-107 of the Fire Code does not meet the City Council's expectations for public safety, and that merely satisfying the Fire Code is not the same as satisfying YMC 18.52.080. 4. Use of the Subject Property if no Variance is Granted. The Hearing Examiner asked Staff whether any use could be made of the subject property if the requested variance was denied. Staff confirmed that some use could be made although any use would be highly limited. The property is no longer regarded as having allowed access to SR-507 and, as a result, its only Findings of Fact, Conclusions of Law and Decision Granting Variance -7 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 means of ingress/egress would be from its upper southeast corner where it adjoins the existing terminus of Palisades Street SE. The property owner could apply for a single building permit but could not seek the property's subdivision, as the size of the property (9.7 acres) together with the site's R-4 zoning designation, mandates that any subdivision have at least 39 residential units, putting any subdivision in violation of YMC 18.52.080. In other words, the only currently allowed residential development of this 9. 7-acre site is a single-family residence. City regulations would allow a few other possible uses through the special use permit process (a church, school, public facility, etc.) but no such uses would be of practical benefit in this location and, again, would only have access from the upper portion of the site off of the existing terminus of Palisades Street SE. In short, the only legitimate use of the site apart from its proposed subdivision would be to construct a single-family residence. Staff added that this is clearly not what the City Council intends for the site as evidenced by its zoning designation of R-4 coupled with its designation in the City's Comprehensive Plan. Applicant's Presentation: At the conclusion of the City's presentation the Applicant's Project Manager, J. Matthew Weber of AHBL, testified on behalf of the Applicant. Mr. Weber's testimony was brief as it relied heavily on the materials previously presented by the Applicant in support of its requested variance. He confirmed that the Applicant agrees with the City's analysis and asks that the requested variance be granted subject to the conditions recommended by City Staff. Mr. Weber expressed the opinion that YMC 18.52.080 was almost ce1iainly enacted by the City Council as a means of ensuring public safety, especially safe vehicle traffic. With that in mind, Mr. Weber notes that the issue of traffic safety was carefully examined during SEPA review for the proposed subdivision. Importantly, WSDOT agreed with the Applicant and the Findings of Fact, Conclusions of Law and Decision Granting Variance -8 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 City that the project adequately addressed safety concerns along SR-507 by requiring improvements to the SR-507/Palisades Street SE intersection including a turn lane. Thus, the underlying purposes of YMC 18.52.080 are being met despite the lack of two connections to arterial or collector streets Mr. Weber concluded his testimony by reiterating the point that WSDOT's self-imposed restrictions on intersections along this portion of SR-507 prohibit it from approving any new intersection less than 660 feet from an existing one. As a result, and through no fault of the Applicant, the Applicant cannot gain direct access to SR-507 despite the property having a lengthy boundary with the highway. It is therefore impossible to have any meaningful form of development of the site unless the requested variance is granted. Public Testimony: Following the Applicant's presentation the hearing was opened for public testimony. Five members of the public asked to testify: Megan Gwynn. Ms. Gwynn resides at 10713 Palisades Street SE. Shorly before the public hearing Ms. Gwynn provided a written statement which is included in Exhibit 6. As Ms. Gwynn's testimony is already in written form, only a brief summary is included here. Ms. Gwynn believes that the application fails to satisfy several requirements of YMC 18.52.080 but, most importantly, does not satisfy the requirement of YMC 18.52.080( 4) and its requirement that the applicant demonstrate that the variance will not be detrimental to the public. Ms. Gwynn believes that the variance will be detrimental to the public, especially to the property owners in the adjoining Palisades Subdivision. As explained more fully in her written statement, she believes that the added traffic on Palisades Street will be detrimental to its current users. She also believes that the addition of 39 new homes would place an enormous burden on Palisades Street Findings of Fact, Conclusions of Law and Decision Granting Variance -9 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 especially during emergency evacuations caused by wildfire or other emergencies. She added that emergency vehicles currently have a difficult time turning around on the street, especially during periods of heavy use, and that additional traffic from the adjoining subdivision will simply worsen this problem. Justin Linson. Like Ms. Gwynn, Mr. Linson presented written testimony in advance of the hearing and relied primarily on that written statement for his presentation. The following is therefore a brief summary of the information found in that statement. Mr. Linson believes that the primary reason for the City Council enacting YMC 18.52.080 is to assure public safety -not just from fire emergencies but all types of emergencies. The proposed subdivision will add 39 new residences to the existing 24 residences within the first phase of Palisades, creating a total o 63 residences with only one point of access to SR-507 and the rest of the City. Mr. Linson believes that this is the Applicant's problem, not anyone else's, and that the proper remedy is to require the Applicant to re-scale its proposed development consistent with the limitation imposed by YMC 18.52.080 rather than seek a variance from it. Ben Sira. Mr. Sira testified during the public hearing for the proposed subdivision. His concerns are less with the proposed variance than with the proposed subdivision in general. As Mr. Sira testified in the earlier public hearing, he remains concerned that increased subdivision development on this and nearby properties is leading to increased traffic congestion at "downstream" intersections within the City. As a result, residential development near the City entrance and SR-507 is having a cumulative impact on traffic some distance away in nearby neighborhoods, all of which rely on SR-507 for ingress/egress. Karin Yukish. Ms. Yukish also testified at the earlier public hearing for the proposed subdivision. Speaking on behalf of the homeowner's association for the existing Palisades Findings of Fact, Conclusions of Law and Decision Granting Variance -10 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Subdivision, Ms. Yukish is concerned that her neighborhood will find it increasingly difficult to leave the neighborhood especially in a fire or other emergency. She believes that the better solution is to put a hold on development of the proposed subdivision and wait until properties to its west are being developed at which time a new, common road can be established to provide a second connection to SR-507. Ms. Yukish concluded her testimony by expressing the belief that the site's R-4 zoning designation was ill-suited for it under the current circumstances, and that its zoning designation should be disregarded. Shawndel Trujillo. Mr. Trujillo expressed that belief that the access problems currently plaguing the proposed subdivision would best be resolved by having the City acquire ownership of the property to the west in order to be able to establish a second link to SR-507. He also recommended that no parking be allowed on the subdivision's streets and that a left turn lane be installed at the intersection of SR-507 and Palisades Street SE (this is already proposed as part of the pending subdivision). City's Response: Following all public testimony the City provided a brief response to some of the comments that were made. Mr. Kollar first acknowledged that the public's concerns were legitimate ones and that these concerns had been considered by City Staff before it recommended approval of the requested variance. He then responded to Ms. Gwynn's comments that increased traffic from the project would interact poorly with RV's and other large vehicles parked along Palisades Street by noting that such vehicles are not allowed to be parked on the street. He then responded to concerns that added traffic might cause further interference with emergency vehicles by noting that the proposed road system for the new subdivision will create a looped road that should actually improve the flow of emergency vehicle traffic. Mr. Kollar concluded Findings of Fact, Conclusions of Law and Decision Granting Variance - I I ,CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 his brief rebuttal comments by confirming that the City recommends approval of the requested variance subject to the conditions recommended by City Staff. ANALYSIS The requested variance from the requirements of YMC 18 .52.080 is believed to be the first of its kind and is therefore a matter of first impression. This decision must then carefully analyze the intent of the regulation and whether the requested variance is consistent with its intent . The City adopted the International Fire Code in 2012, including Section D-107. The Fire Code provides a remedy for residential developments having more than 30 dwelling units: with only one approved fire apparatus access road, development is still allowed so long as each dwelling unit has an approved automatic sprinkler system. Again, the City adopted the International Fire Code in 2012 prior to it enacting YMC 18.52 .080. This suggests that the City Council concluded that the protection afforded by D-107 was not enough and that even greater protection was required for new development with more than 25 residential units. Thus, YMC 18.52 .080 was enacted by the City Council after, and in addition to, Section D-107 of the Fire Code. This compels the conclusion that the City Council wanted something more than mere compliance with D-107 as essential to protect the public safety. Arguably, any variance from YMC 18.52.080 must demonstrate a "rough equivalency" to its heightened requirements. Before examining whether the City's proposed conditions of approval are a rough equivalency, it is important to first analyze whether the variance is needed at all, or whether some other remedy is available that avoids the need for a variance . Several members of the public have suggested that the simplest remedy would be to merely downsize the proposed new Findings of Fact, Conclusions of Law and Decision Granting Variance -12 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 subdivision to 25 or fewer dwelling units, as this would avoid triggering the provisions of YMC 18.52.080. Unfortunately, that remedy does not exist as a matter of law. The property has a zoning designation of R-4. The City's Development Regulations mandate development of at least four units per acre which, given the project's 9.7 acres, translates to a minimum of 39 dwelling units . The Applicant cannot reapply for a smaller subdivision, nor can the City Staff approve a smaller subdivision if applied for. Effectively, the property owner finds itself in an "all or nothing" situation: It can seek approval of a single dwelling unit for the entire 9. 7 acres o it can seek approval of a subdivision with at least 39 dwelling units subject to a variance from the requirements of YMC 18.52.080. There are no options in between. And, even if the City Council was willing to consider "down zoning" the site to an even lower residential density, any such down zoning would take years and almost certainly be challenged as being in violation of the Growth Management Act and its requirement that urban properties be zoned at urban densities. Others have suggested that a remedy could be found by having the City acquire the needed access through adjoining properties to the west through eminent domain. While legally true, such a remedy is extremely unlikely as the cost of purchasing the property would be very high and the City Council would have a difficult time justifying the investment . The final suggestion has been that the application simply be denied until the owner of properties to the west seeks to develop, at which time a common access to SR-507 could be established, thus satisfying the requirement for all of these properties to have two points of access to SR-507. While this is a clever solution it is, unfortunately, unrealistic. If the current Applicant is denied its requested variance, the proposed subdivision will be shelved and discontinued. Should the property owner to the west later seek to develop its property, YMC Findings of Fact, Conclusions of Law and Decision Granting Va riance -13 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 18.52.080 will similarly require it to have two points of access to an arterial, thus requiring it to have access across the Applicant's property in order to connect to the current terminus of Palisades Street SE. But the Applicant will no longer have any incentive to provide this access as its own project has been discontinued and will be difficult to restart. The end result is that neither property gets developed as desired by the City's zoning designations and Comprehensive Plan. If the requested variance is granted, the proposed subdivision will still have at least two points of access (both on Palisades Street SE) but only one point of access to a major arterial (Palisades Street/SR-507). As conditioned, however, the project will satisfy the requirements of the International Fire Code and will encourage the development of the properties to the west, as those properties will now have their own needed second connection to an arterial. In the meantime, the subdivision's road system will establish a looped road through the Palisades neighborhood which should improve traffic flow, especially for emergency vehicles. In summary, the requested variance will still allow for two points of access; assure fire safety through automatic sprinkler systems; establish an immediate looped road system through the Palisades neighborhood; and encourage the future development of a larger looped road system consistent with the City's comprehensive planning. I conclude that this combination of benefits is the "rough equivalent" of compliance with YMC 18.52.080 and therefore concur with City Staff that the Applicant has met its burden of demonstrating that all requirements for a variance have been met. Accordingly, I make the following: Findings of Fact, Conclusions of Law and Decision Granting Variance -14 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 10 11 FINDINGS OF FACT 1. Any Findings contained in the foregoing Background, Public Hearing or Analysis Sections are incorporated herein by reference and adopted by the Hearing Examiner as his Findings of Fact. 2. The Applicant seeks a variance from YMC 18.52.080 and its requirement that a residential development containing more than 25 dwelling units to provide two points of access from an arterial or collector street. The Applicant proposes a variance from this requirement by providing two points of access to a Local Access Residential Street (Palisades Street SE) which, in turn, provides one point of access to SR-507, an arterial. 3. The application is made as part of a pending application for a proposed 39-lot 12 subdivision referred to as the "Reserve at Palisades" (Hearing No. LD 2024.0072). 13 14 15 16 17 18 19 20 21 22 23 4. The site plan for the proposed subdivision is set forth on Page 1 of the Staff Report. The proposed subdivision adj oins SR-507 to the north; the existing Palisades neighborhood to the east; low-density development to the south; and undeveloped property to the west. Properties to the south and west are located outside of the City's current City Limits but are within the City's Urban Growth Area. 5. The property slopes relatively steeply from its lower areas in the north up to higher areas on the south. Along the higher, southern portion of the site is a leveled plateau suitable for the westerly extension of Palisades Street SE across the subject property, reaching the undeveloped property to the west. 6. As proposed, the Reserve at Palisades subdivision would extend Palisades Street 24 SE westerly across the southern portion of the project. "Road A" would intersect Palisades 25 Street and run north and then east, reconnecting to Palisades Street SE along its lower, northerly Findings of Fact, Conclusions of Law and Decision Granting Variance -15 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHING TON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 portion near its intersection with SR-507. This design results in a "looped" road system with connections to Palisades Street SE at both the upper and lower portions of the subdivision. 7. The portion of the proposed extension at Palisades Street SE west of proposed Road A is referred to as "Road B". Road B terminates at the west boundary of the subdivision and is intended to allow Palisades Street SE to continue westerly through the adjoining properties, ultimately connecting to SR-507 at a point northwest of the subdivision. If Palisades Steet/Road Bis continued west to SR-507, the proposed subdivision would then have two points of access to an arterial as required by YMC 18.52.080. 8. The City adopted the International Fire Code in 2012. Section D-107 of the IFC allows for the development of 30 or more dwelling units subject to either the requirement of having two separate and approved fire apparatus access roads, or having all dwelling units equipped with an approved automatic sprinkler system. As conditioned, the proposed subdivision would satisfy the requirements of D-107 through the requirement of an approved automatic sprinkler system for each residence. 9. The project site previously contained a single-family residence that was destroyed by fire. The driveway from SR-507 to the residence was abandoned and no longer exists. As a result, the project site currently has no direct access to SR-507. 10. The Applicant requested access to SR-507 from WSDOT but was denied (Exhibit 1 ). WSDOT believes that the two proposed connections to Palisades Street SE satisfies the City's requirements and it is unwilling to provide access directly to SR-507: "Since this part of SR-507 is managed access Class 2, direct access to the highway is only supposed to be allowed if there is no other road of lesser classification that can be reasonably used. Our Findings of Fact, Conclusions of Law and Decision Granting Variance -16 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phon e: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 10 11 (WSDOT) position on direct access for this area is unchanged and we would want to see an access from Palisades Street." Findings Relating to YMC 18.14.100. 11. The City's variance procedures are intended to ensure that projects are consistent with applicable development, construction and design standards of the City's Unified Development Code and that all impacts attributable to a development are fully mitigated to ensure the use if compatible with the surrounding neighborhood. YMC 18.14.010. 12. A party seeking to have any design standards waived must apply for a variance pursuant to YMC 18.14.100. All variances are to be decided upon by the Hearing Examiner. 13. The Hearing Examiner shall not vary any of the rules, regulations or provisions of 12 the City's Unified Development Code unless it shall find that all of the following conditions 13 14 15 16 17 18 19 20 21 22 23 24 25 exist: 1. Literal interpretation and application provisions of the code would deprive the applicant of the rights commonly enjoyed by other properties in the same district; 2. A variance is necessary for the preservation and enjoyment of a property right possessed by other properties in the same vicinity or district, but which is denied to the property in question because of special circumstances on that property ; 3. Hardship is specifically related to the property and is a result of unique conditions such as irregular lot shape, size or natural features, and the application of this code, and not, for example, from deed restrictions or the applicants own actions; 4. Granting of the variance will not be materially detrimental to the public welfare or injurious to the right of other property owners in the vicinity; and Findings of Fact, Conclusions of Law and Decision Granting Variance -17 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 5. The variance will not permit a use prohibited by the Unified Development Code in the district in which the subject property is located. 14. The Applicant bears the burden of demonstrating that all requirements of YMC 18.14.100 have been satisfied. 15. Literal interpretation and application provisions of the code would deprive the applicant of the rights commonly enjoyed by other properties in the same district. City Staff finds that the requested variance is necessary to avoid depriving the Applicant of rights commonly enjoyed by nearby property owners. Due to the size of the property and its R-4 zoning designation, development of the site requires at least 39 residential units which, in turn, triggers the requirements of YMC 18.52.080. Its application prevents the property owner from developing the site in a manner similar to surrounding developments due to WSDOT's unwillingness to allow direct access to SR-507. 16. A variance is necessary for the preservation and enjoyment of a property right possessed by other properties in the same vicinity or district, but which is denied to the property in question because of special circumstances on that property. Because of the destruction of the residence previously located on the site, the property no longer has access to SR�507 and WSDOT is unwilling to grant new access. In contrast,, properties to the east and west of the project site are allowed access to SR-507. As conditioned, the requested waiver would encourage the future development of a common road allowing two points of access to SR-507 by this development and surrounding developments, thereby achieving a common degree of access. The situation is not caused by the Applicant's actions but is instead due to the special circumstances of the property. Findings of Fact, Conclusions of Law and Decision Granting Variance -18 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHING TON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 17. Hardship is specifically related to the property and is the result of unique conditions and not from the applicant's own actions. The City Staff finds that the current situation results from WSDOT's unwillingness to allow access to SR-507 despite the property having a long boundary with the highway. Without being allowed such access, the current proposal cannot establish two points of access to an arterial or collector street but can establish two points of access to Palisades Street SE, a Local Access Residential Street. Again, this situation is not the result of the Applicant's own actions but is rather the result of WSDOT's unwellness to grant direct access to SR-507. 18. Granting of the variance will not be materially detrimental to the public welfare or injurious to the right of other property owners in the v icinity ; and the variance will not be materially detrimental to the public welfa re or injurious to the rights of other properties. City Staff finds that, although the requested variance will increase the number of residences relying on ingress/egress from Palisades Street SE/SR-507 from 24 residences to 63 residences, improvements will be made at the intersection to improve it s traffic capacity and safety. At the same time, Palisades Street will be loop ed through the proposed new subdivision to improve its flow, especially for emergency vehicles. The Applicant will be required to extend Palisades Street west to the western boundary of the project site so as to allow for its future extension through the properties to the west and, eventually, SR-507. If fully developed, the extension of Palisades Street will create an important looped road with two connection points to SR-507 and in compliance with YMC 18.52.080. In the meantime, residence s within the propo sed new subdivision will be required to install automatic sprinkler systems to ensure their safety. Collectively, these requirements provide for the public welfare of both the residents Findings of Fact, Conclusions of Law and Decision Granting Variance -19 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fa x: 748-3387 EXHIBIT A within the new subdivision as well as the public living nearby, especially those living within the 2 Palisades Subdivision. 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 19. The variance will not permit a use prohibited by the Unified Development Code in the district in which the subject property is located. City Staff finds that this requirement is met as the project site has a zoning designation of R-4 and a land use designation in the City Comprehensive Plan of Residential. The proposed development is consistent with both requirements. 20. The Hearing Examiner has carefully reviewed the Staffs Findings and adopts them as his own. Based upon the foregoing Findings of Fact, the Hearing Examiner makes the following: 1. 2. 3. CONCLUSIONS OF LAW The Hearing Examiner has jurisdiction over the parties and the subject matter. All notice requirements have been met. Any Conclusions of Law contained in the foregoing Background, Public Hearing, Analysis, or Findings of Fact are hereby incorporated by reference and adopted by the Hearing Examiner as his Conclusions of Law. 4. The Applicant has the burden of proving that all requirements of YMC 18.14.100 have been met. 5. The Applicant has met its burden of proving that all requirements for the requested variance have been met and that all requirements of YMC 18.14.100(1-5) have been satisfied. 6. The requested variance should be granted subject to the conditions recommended 25 by City Staff. F indings of Fact, Conclusions of Law and Decision Granting Variance -20 CITY OF YELM HEAR ING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHING TON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT A 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 DECISION The requested variance is approved subject to the condition that the Preliminary Plat establish a connection for future development to properties to the west ("Road B ") and that all new homes be installed with automatic sprinkler systems. DATED this 14th day of April, 2025. Fi ndings of Fact, Conclusions of Law and Decision Granting Variance -21 Mark C. Scheibmeir City of Yelm Hearing Examiner CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHING TON 98532 Phone: 360-748-3386/Fax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www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 253.383.2572 FAX 10 MW/SKMH/ABMH 12/3/2024 PRELIMINARY PLAT 2220348.10 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 CONTACT: MATT LEWIS (888) 627-0013 GARRETTE CUSTOM HOMES, INC THE RESERVE AT PALISADES PRELIMINARY PLAT A PORTION OF SECTION 25, TWN. 17N, RGE 01E, W.M, CITY OF YELM, THURSTON COUNTY, WASHINGTON. THE RESERVE AT PALISADES PRELIMINARY PLAT PROJECT# LD 2024.XXXX DATE: October 28, 2024 FILENAME: Q:\2022\2220348\10_CIV\CAD\_Preliminary Plat\2220348-SH-COVR.dwg C0.1 1 COVER SHEET AHBL ENGINEERS, PLANNERS, & SURVEYORS 2215 NORTH 30TH STREET, SUITE 300 TACOMA, WA 98403 PH. (253) 383-2422 FAX (253) 383-2572 CONTACT: MATT WEBER, P.E. GARRETTE CUSTON HOMES, INC 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 PH. (888) 627-0013 CONTACT: MATT LEWIS AHBL ENGINEERS, PLANNERS, & SURVEYORS 2215 NORTH 30TH STREET, SUITE 300 TACOMA, WA 98403 PH. (253) 383-2422 FAX (253) 383-2572 CONTACT: DAVE FOLLANSBEE, PLS. IF WORKERS ENTER ANY TRENCH OR OTHER EXCAVATION FOUR OR MORE FEET IN DEPTH THAT DOES NOT MEET THE OPEN PIT REQUIREMENTS OF WSDOT SECTION 2-09.3(3)B, IT SHALL BE SHORED AND CRIBBED. THE CONTRACTOR ALONE SHALL BE RESPONSIBLE FOR WORKER SAFETY AND AHBL ASSUMES NO RESPONSIBILITY. ALL TRENCH SAFETY SYSTEMS SHALL MEET THE REQUIREMENTS OF THE WASHINGTON INDUSTRIAL SAFETY AND HEALTH ACT, CHAPTER 49.17 RCW. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE APPROXIMATE ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR ITS REPRESENTATIVE. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK AND AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES THAT HAPPEN DUE TO THE CONTRACTOR'S FAILURE TO LOCATE EXACTLY AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. AHBL ASSUMES NO LIABILITY FOR THE LOCATION OF UNDERGROUND UTILITIES. IMPORTED FILL MATERIAL SHALL NOT CONTAIN PETROLEUM PRODUCTS, OR SUBSTANCES WHICH ARE HAZARDOUS, DANGEROUS, TOXIC, OR WHICH OTHERWISE VIOLATE ANY STATE, FEDERAL, OR LOCAL LAW, ORDINANCE, CODE, REGULATION, RULE, ORDER, OR STANDARD. TRENCH NOTE UTILITY NOTE FILL SPECIFICATION LEGAL DESCRIPTION BASIS OF BEARING VERTICAL DATUMDEVELOPER CIVIL ENGINEER SURVEYOR CUT = 24,00 CU. YDS FILL = 16,000 CU. YDS NET = 8,000 CU. YDS EXPORT NOTE: THE ABOVE QUANTITIES ARE ESTIMATES ONLY INTENDED FOR THE PERMITTING PROCESS. DO NOT USE FOR BID PURPOSES. THE QUANTITIES DO NOT HAVE STRIPPING, COMPACTION, OR CUT OR FILL ADJUSTMENT FACTORS APPLIED TO THEM, NOR DO THEY ACCOUNT FOR ROADWAY SECTION. NO WETLANDS HAVE BEEN DELINEATED ON-SITE OR IMMEDIATELY ADJACENT TO THE PROJECT SITE. PROJECT SITE SCALE 1"=80' WETLAND DELINEATION EARTHWORK QUANTITIES SITE DATA PARCEL NUMBER: 21725130200 ADDRESS: 15036 SR-507 SE YELM, WA 98597 SITE AREA:422,446 SF (9.70 AC) EXISTING ZONING: R4, (LOW DENSITY RESIDENTIAL DISTRICT) EXISTING PROPOSED LEGEND THE WEST 402.4 FEET OF THAT PART OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 25, TOWNSHIP 17 NORTH, RANGE 1 EAST, W.M. LYING SOUTHEASTERLY OF SECONDARY HIGHWAY NO. 5-H; EXCEPTING THEREFROM THE SOUTH 16.5 FEET; ALSO EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE CITY OF YELM BY DEED RECORDED FEBRUARY 12, 2008 UNDER RECORDING NO. 3988601; IN THURSTON COUNTY, WASHINGTON. NAVD 1988 VERTICAL DATUM ON ORTHOMETRICALLY CORRECTED GPS OBSERVATIONS USING WSRN AND GEOID 2012A. NAD 1983/11 WASHINGTON STATE PLANE SOUTH PROJECTION, BASED ON GPS OBSERVATIONS USING WSRN AND GEOID 2012A. UNITS OF MEASUREMENT ARE US SURVEY FEET. W FOUND MONUMENT AS NOTED SET NAIL AND WASHER MAIL BOX GATE POST TEST PIT SANITARY SEWER CLEANOUT STORM CATCH BASIN GAS VALVE GUY ANCHOR UTILITY POWER POLE LUMINAIRE BLOW OFF VALVE FIRE HYDRANT HOSE BIB IRRIGATION CONTROL VALVE WATER METER WATER MANHOLE WATER VALVE DECIDUOUS TREE U=UNKNOWN HB STORM LINE SEWER WATER LINE GAS LINE ELECTRICAL LINE OVERHEAD UTILITIES FENCE ASPHALT CONCRETE VICINITY MAP NOT TO SCALE WALL SITE 507 SHEET INDEX PAGE SHEET DESCRIPTION 1 C0.1 COVER SHEET 2 C0.2 EXISTING CONDITIONS 3 C1.1 PLAT MAP 4 C2.1 ROAD A PLAN AND PROFILE 5 C2.2 ROAD B PLAN AND PROFILE 6 C2.2 SR 507 TURN LANE 7 C3.1 CONCEPTUAL GRADING PLAN 8 C4.1 CONCEPTUAL STORM PLAN 9 C5.1 CONCEPTUAL UTILITY PLAN 10 C6.1 CONCEPTUAL LANDSCAPE PLAN SEWER FORCE MAIN RIDGELINE MIDDLE SCHOOL 507 P A L I S A D E S S T S E CAR T E R L O O P S E LOOP 10 7 T H SE MI L L R D S E MI L L R D S E 107TH LOOP SE MILL POND ELEMENTARY 104TH AVE SE BRIGHTON ST S E S E 10 5 T H A V E 12/03/2024 EXHIBIT D P A L I S A D E S S T S E PALISADES WEST PALISADES WEST Δ APN 21725130200 S R 5 0 7 PALISA D E S S T S E EXISTING INFILTRATION POND EXISTING WET POND N GRAPHIC SCALE 0 50 100 1" = 50 FEET 25 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 253.383.2572 FAX 10 MW/SKMH/ABMH 12/3/2024 PRELIMINARY PLAT 2220348.10 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 CONTACT: MATT LEWIS (888) 627-0013 GARRETTE CUSTOM HOMES, INC THE RESERVE AT PALISADES PRELIMINARY PLAT A PORTION OF SECTION 25, TWN. 17N, RGE 01E, W.M, CITY OF YELM, THURSTON COUNTY, WASHINGTON. THE RESERVE AT PALISADES PRELIMINARY PLAT PROJECT# LD 2024.XXXX DATE: October 28, 2024 FILENAME: Q:\2022\2220348\10_CIV\CAD\_Preliminary Plat\2220348-SH-SURV.dwg C0.2 2 EXISTING CONDITIONS 12/03/2024 EXHIBIT D ROAD A RO A D B 60 . 0 0 ' 104.15' 37.87' 23.58' 91.48' 60 . 0 0 ' 104.61' 46 . 8 9 ' 13.12 ' 60 . 0 0 ' 104.57' 60 . 0 0 ' 60 . 0 0 ' 104.53' 60 . 0 0 ' 104.49' 60 . 2 6 ' 60 . 0 0 ' 65.00' 10 9 . 6 0 ' 44.92' 3 1 . 5 0' 89 . 6 3 ' 65.00' 10 9 . 4 8 ' 65.00' 65.00' 10 9 . 3 6 ' 65.00' 65.00' 10 9 . 2 5 ' 65.00' 65.00' 10 9 . 1 3 ' 65.00' 65.00' 10 9 . 0 2 ' 65.00' 65.00' 10 8 . 9 0 ' 65.00' 65.00' 10 8 . 7 8 ' 65.00' 65.00' 10 8 . 6 7 ' 65.00' 65.00' 10 8 . 5 5 ' 65.00' 65.00' 10 8 . 4 3 ' 65.00' 65 . 0 0 ' 108.59'34. 5 6 ' 43 . 0 0 ' 130.59' 50 . 0 0 ' 50 . 0 0 ' 130.59' 24 . 5 0 ' 50 . 0 0 ' 122.00' 2 6 . 9 0 ' 73 . 0 2 ' 147.59' 87 . 7 2 ' 20.0 0 ' 32 . 1 0 ' 20 . 0 0 ' 121.00' 67 . 5 4 ' 94.00' 34 . 5 0 ' 65 . 0 0 ' 39.00'65.00' 10 5 . 0 0 ' 10 5 . 0 0 ' 65.00' 10 5 . 0 0 ' 65.00' 26.10' 11 8 . 0 0 ' 60.00'60.00' 67 . 3 3 ' 65 . 0 0 ' 58.00' 10 5 . 0 0 ' 10 5 . 0 0 ' 58.00' 10 5 . 0 0 ' 60.00' 50.00' 10 5 . 0 0 ' 60.00' 60.00' 25 . 0 0 ' 100.00' 4 1 . 2 3 ' 127.00' 96 . 5 7 ' 20.0 0 ' 100.00' 41 . 2 3 ' 20 . 0 0 ' 127.00' 57 . 9 3 ' 8. 9 4 ' 19 . 0 0 ' 50.00'60.00' 25 . 0 0 ' 46 . 0 0 ' 10 5 . 0 0 ' 60.00' 10 5 . 0 0 ' 50.00' 40 . 0 0 ' 65 . 0 0 ' 105.02' 44 . 6 4 ' 31.3 3 ' 84.81' 113.84' 59.84' 120.46' 120.76' 58 . 2 3 ' 55.51' 56.00' 58 . 6 2 ' 4 3.85' 56.00' 10.08' 1 2 2 . 5 2 ' 21 6 . 1 2 ' 56.00' 34.00'13.00' 34.00' 56.00' ROW 56.00' ROW 10.00' UTILITY EASEMENT (TYP.) 10.00' UTILITY EASEMENT (TYP.) BUILDING SETBACK LINES (TYP.) 7060 S.F. 157112 S.F. 8 22927 S.F. TRACT E STORM 7105 S.F. 9 7097 S.F. 10 7090 S.F. 11 7082 S.F. 127041 S.F. 6 7067 S.F. 14 7052 S.F. 16 4599 S.F. TRACT B PRIVATE ROAD 6825 S.F. 23 6950 S.F. 30 6295 S.F. 28 6300 S.F. 29 6419 S.F. 19 8385 S.F. 17 6530 S.F. 18 4922 S.F. TRACT C PRIVATE ROAD 6607 S.F. 22 9298 S.F. 32 9327 S.F. 31 8767 S.F. 21 11213 S.F. 20 6708 S.F. 36 22388 S.F. TRACT D RECREATION / OPEN SPACE 7120 S.F. 7 6284 S.F. 5 6276 S.F. 2 5917 S.F. 1 80142 S.F. ROW 7005 S.F. 39 6512 S.F. 38 6368 S.F. 37 6830 S.F. 24 6273 S.F. 4 6276 S.F. 3 8989 S.F. TRACT A RECREATION / OPEN SPACE 6950 S.F. 33 5250 S.F. 35 6300 S.F. 34 7075 S.F. 13 15.00' 15.00' 5.00' TYP. 25.00' PA L I S A D E S S T S E PALISA D E S S T S E S R 5 0 7 0+ 0 0 1+ 0 0 2+ 0 0 3+ 0 0 4+ 0 0 4+ 1 5 S8 8 ° 2 1 ' 1 9 " E 22 7 . 2 1 ' L=5 4.8 8 ' R=200.07' Δ=15°42'59" L =5 4.73' R = 2 0 0 .0 0 ' Δ =15 ° 4 0'46" S88° 18' 03"E 77.71' 7+00 8+00 9+00 10+00 11+00 12+00 13+00 14+00 1 5 + 0 0 16 + 0 0 17 + 0 0 17 + 8 1 N1° 24' 07"E 758.20' L=78.5 4 ' R = 5 0 . 0 0 ' Δ= 9 0 ° 0 0 ' 0 0 " S8 8 ° 3 5 ' 5 3 " E 24 3 . 9 6 ' ROAD A STA: 7+00 = ROAD B STA: 1+35.34 6090 S.F. 27 9580 S.F. 26 9043 S.F. 25 11 9 . 4 4 ' 20.88' 9.90' 13.00' 26.00' ACCESS AND UTILITY EASEMENT N GRAPHIC SCALE 0 50 100 1" = 50 FEET 25 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 253.383.2572 FAX 10 MW/SKMH/ABMH 12/3/2024 PRELIMINARY PLAT 2220348.10 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 CONTACT: MATT LEWIS (888) 627-0013 GARRETTE CUSTOM HOMES, INC THE RESERVE AT PALISADES PRELIMINARY PLAT A PORTION OF SECTION 25, TWN. 17N, RGE 01E, W.M, CITY OF YELM, THURSTON COUNTY, WASHINGTON. THE RESERVE AT PALISADES PRELIMINARY PLAT PROJECT# LD 2024.XXXX DATE: October 28, 2024 FILENAME: Q:\2022\2220348\10_CIV\CAD\_Preliminary Plat\2220348-SH-PLAT.dwg C1.1 3 PLAT MAP LOT SETBACKS - SINGLE FAMILY FRONT YARD 15 FT* SIDE YARD 5 FT 15 FT (CORNER LOT) REAR YARD 25 FT *MINIMUM 20FT DRIVEWAY APPROACH TRACT IDENTIFICATION ITEM SQUARE FEET ACRES TRACT 'A' - RECREATION / OPEN SPACE 8,989 0.206 TRACT 'B' - PRIVATE ROAD 4,599 0.105 TRACT 'C' - PRIVATE ROAD 4,922 0.112 TRACT 'D' - RECREATION / OPEN SPACE 22,388 0.514 TRACT 'E' - STORM 22,927 0.526 STATISTICAL BREAKDOWN ITEM DESCRIPTION OR AREA SQUARE FEET ACRES SITE AREA 422,446 CRITICAL AREAS PROPOSED ONSITE ROAD ROW ZONING: 0 79,929 R-4, (LOW DENSITY RESIDENTIAL DISTRICT) MAXIMUM DENSITY (4 DU/ACRE) TOTAL NO. OF LOTS PROPOSED (SINGLE FAMILY) LARGEST LOT AREA (LOT 20) SMALLEST LOT AREA (LOT 35) AVERAGE LOT AREA 9.70 0.00 39 1.835 38.79 (USE 39) 11,213 5,250 0.26 0.12 7,037 0.16 OPEN SPACE REQUIRED (5% OF GROSS AVERAGE)0.485 OPEN SPACE PROVIDED (7.4% OF GROSS ACREAGE)0.720 PARCEL NUMBER 21725130200 12/03/2024 EXHIBIT D CB 1ROAD A MATCH EXISTING ROAD STA:17+73.28 CB 14 CB 13 CB 12 CB 11 CB 9 CB 10 CB 7 CB 8 CB 6 CB 4 CB 5 CB 3 CB 2 39 2 39 4 39 6 40 2 420 418 422 420 418 422 4 2 2 380 39 040 041 0 378 382 384 38 6 38 8 39 2 39 4 39 6 39 840 2 40 4 40 6 40 841 2414416 39 0 38 2 38 4 38 6 38 8 39 2 39 4 392 394 394 396 396 4 0 0 39 4 394 39 6 396 39 8 4 0 2 40 4 40 6 41 0 40 8 41 2 414 414 41 4 41 6 416 41 6 420 41 8 4 2 2 420 4 2 0 416 418 1+ 0 0 2+ 0 0 3+ 0 0 4+ 0 0 4+ 1 5 ROAD A RO A D B 7+00 8+00 9+00 10+00 11+00 12+00 13+00 14+00 1 5 + 0 0 16 + 0 0 17 + 0 0 17 + 9 6 N1° 24' 07"E 753.20' S8 8 ° 3 5 ' 5 3 " E 26 4 . 1 2 ' Δ=90°00'00" R=50.00' L=78.54' 1 C2.2 36 0 370 3 8 0 3 5 2 3 5 4 3 5 6 35 8 36 2 36 4 366 368 3 7 2 3 7 4 3 7 6 3 7 8 3 8 2 3 8 4 38 6 360 36 0 37 0 380 358 358 36 2 3 6 2 3 6 4 3 6 6 36 8 37 2 37 4 37 6 37 8 38 2 3 5 2 3 5 4 3 5 6 3 5 8 RO A D A 41 0 4 0 4 40640 8 4 1 2 414 400 396398402 S R 5 0 7 R25.00' WATER QUALITY FILTER STRUCTURE TR A C T B 23 30 28 29 19 17 18TR A C T C 22 32 31 20 36 39 38 37 24 33 35 34 21 2 1 3 TRACT A R25.00' 27 26 25 26.00' ACCESS AND UTILITY EASEMENT 375 380 385 390 395 400 405 410 415 420 375 380 385 390 395 400 405 410 415 420 PROPOSED GRADE ELEVATION AT ROAD CENTERLINEEXISTING GRADE ELEVATION AT ROAD CENTERLINE EXISTING GRADE AT ROAD CENTERLINE PROPOSED GRADE AT ROAD CENTERLINE 7+00 FG FG 4 1 7 . 5 1 7+50 FG 4 1 7 . 0 1 FG 4 1 6 . 5 1 8+00 FG 4 1 6 . 0 1 FG 4 1 5 . 5 1 8+50 FG 4 1 5 . 0 1 FG 4 1 4 . 5 1 9+00 FG 4 1 3 . 9 9 FG 4 1 3 . 3 4 9+50 FG 4 1 2 . 5 3 FG 4 1 1 . 5 8 10+00 FG 4 1 0 . 4 8 FG 4 0 9 . 2 5 10+50 FG 4 0 8 . 0 0 FG 4 0 6 . 7 5 11+00 FG 4 0 5 . 5 0 FG 4 0 4 . 2 5 11+50 FG 4 0 3 . 0 0 FG 4 0 1 . 7 5 12+00 FG 4 0 0 . 5 0 FG 3 9 9 . 2 5 12+50 FG 3 9 8 . 0 0 FG 3 9 6 . 7 5 13+00 FG 3 9 5 . 5 0 FG 3 9 4 . 2 5 13+50 FG 3 9 3 . 0 0 FG 3 9 1 . 7 5 14+00 FG 3 9 0 . 5 0 FG 3 8 9 . 2 5 14+50 FG 3 8 8 . 0 0 FG 3 8 6 . 7 5 15+00 FG 3 8 5 . 5 0 FG 3 8 4 . 2 5 15+50 FG 3 8 3 . 0 0 FG 3 8 1 . 7 5 16+00 FG 3 8 0 . 5 0 FG 3 7 9 . 2 5 16+50 FG 3 7 8 . 0 7 FG 3 7 7 . 2 8 17+00 FG 3 7 6 . 7 3 FG 3 7 6 . 4 1 17+50 FG 3 7 6 . 3 2 FG 3 7 6 . 4 6 17+95.86 FG 2.00% 5.0 0 % 2.00% 130' VC PVI: 413.07 PVI STA: 9+49.03 K: 41.99 A.D.: 3.10% BV C S : 8 + 8 4 . 0 3 BV C E : 4 1 4 . 3 3 EV C S : 1 0 + 1 4 . 0 3 EV C E : 4 0 9 . 8 0 PVI: 375.79 PVI STA: 17+09.99 K: 27.00 A.D.: 4.82% 130' VC BV C S : 1 6 + 4 4 . 9 9 BV C E : 3 7 8 . 2 5 EV C S : 1 7 + 7 4 . 9 9 EV C E : 3 7 6 . 4 6 N GRAPHIC SCALE 0 50 100 1" = 50 FEET 25 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 253.383.2572 FAX 10 MW/SKMH/ABMH 12/3/2024 PRELIMINARY PLAT 2220348.10 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 CONTACT: MATT LEWIS (888) 627-0013 GARRETTE CUSTOM HOMES, INC THE RESERVE AT PALISADES PRELIMINARY PLAT A PORTION OF SECTION 25, TWN. 17N, RGE 01E, W.M, CITY OF YELM, THURSTON COUNTY, WASHINGTON. THE RESERVE AT PALISADES PRELIMINARY PLAT PROJECT# LD 2024.XXXX DATE: October 28, 2024 FILENAME: Q:\2022\2220348\10_CIV\CAD\_Preliminary Plat\2220348-SH-ROAD A.dwg C2.1 4 ROAD A PLAN AND PROFILE ROAD A PROFILE SCALE: H;1"=50', V:1"=5' 2 C2.2 2 C2.2 12/03/2024 EXHIBIT D 0+00 1+00 2+00 3+00 4+004+15 1 C2.2 7+ 0 0 8+ 0 0 56.00' 30.50' CB 14 CB 13 CB 12 CB 11 CB 16 CB 15 42 0 41 8 42 2 4 2 0 4 1 4 4 1 6 4 1 8 4 2 2 41 6 41 4 4 1 4 42 041 8 422 42 0 41 2 41 4 41 6 41 8 422 41 0 41 2 41 4 41 6 RO A D A ROAD B ROAD B STA: 1+37.83 = ROAD A STA: 7+00.00 ROAD B END IMPROVEMENTS STA:0+00.00 ROAD B MATCH EXISTING ROAD STA:4+04.17 PALISADES ST SE 6 36 7 5 2 1 393837 4 3 TRACT A 35 405 410 415 420 425 430 435 405 410 415 420 425 430 435 PROPOSED GRADE ELEVATION AT ROAD CENTERLINE EXISTING GRADE ELEVATION AT ROAD CENTERLINE 0+00 FG FG 4 1 4 . 1 3 0+50 FG 4 1 5 . 3 8 FG 4 1 6 . 5 6 1+00 FG 4 1 7 . 6 0 FG 4 1 8 . 4 8 1+50 FG 4 1 9 . 2 1 FG 4 1 9 . 8 0 2+00 FG 4 2 0 . 3 0 FG 4 2 0 . 8 0 2+50 FG 4 2 1 . 3 0 FG 4 2 1 . 8 0 3+00 FG 4 2 2 . 3 0 FG 4 2 2 . 5 9 3+50 FG 4 2 2 . 5 3 FG 4 2 2 . 2 8 4+00 FG 4 2 2 . 0 3 EXISTING GRADE AT ROAD CENTERLINE PROPOSED GRADE AT ROAD CENTERLINE 1.00% 2.00% 5.00% 1.00% 2.00% 5.00% PVI: 418.68 PVI STA: 1+17.11 K: 42.12 A.D.: 2.97% 125' VC BV C S : 0 + 5 4 . 6 1 BV C E : 4 1 5 . 6 1 EV C S : 1 + 7 9 . 6 1 EV C E : 4 1 9 . 8 9 PVI: 422.78 PVI STA: 3+25.50 K: 17.44 A.D.: 2.87% 50' VC BV C S : 3 + 0 0 . 5 0 BV C E : 4 2 2 . 3 1 EV C S : 3 + 5 0 . 5 0 EV C E : 4 2 2 . 5 2 N GRAPHIC SCALE 0 50 100 1" = 50 FEET 25 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 253.383.2572 FAX 10 MW/SKMH/ABMH 12/3/2024 PRELIMINARY PLAT 2220348.10 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 CONTACT: MATT LEWIS (888) 627-0013 GARRETTE CUSTOM HOMES, INC THE RESERVE AT PALISADES PRELIMINARY PLAT A PORTION OF SECTION 25, TWN. 17N, RGE 01E, W.M, CITY OF YELM, THURSTON COUNTY, WASHINGTON. THE RESERVE AT PALISADES PRELIMINARY PLAT PROJECT# LD 2024.XXXX DATE: October 28, 2024 FILENAME: Q:\2022\2220348\10_CIV\CAD\_Preliminary Plat\2220348-SH-ROAD B.dwg C2.2 5 ROAD B PLAN AND PROFILE ROAD B PROFILE SCALE: H;1"=50', V:1"=5' 1 NOT TO SCALE LOCAL ACCESS RESIDENTIAL PROPERTY LINE 30' 34' PRIVATE SHARED ACCESS AND UTILITY TRACT PROPERTY LINE 4' 6" CONC. SIDEWALK 2" HMA CI. 1/2" PG 64-22 2" CSTC 8" GRAVEL BASE COMPACTED SUBGRADE 2%2% 2 NOT TO SCALE SHARED ACCESS 12/03/2024 EXHIBIT D © 2024 Microsoft Corporation © 2024 Maxar ©CNES (2024) Distribution Airbus DS PALISADES WEST 320' 11.0 0 ' 12.00' 11.00' 5.00' 100' 90' 25+ 0 0 26+ 0 0 27+ 0 0 28+ 0 0 29+ 0 0 30+ 0 0 31+ 0 0 32+ 0 0 33+ 0 0 34+ 0 0 35+ 0 0 36+ 0 0 36+ 8 8 STA:27+03.23, 0.00' MATCH EXISTING STA:30+23.25 0.00' STA:30+23.25 12.00' RT STA:30+91.46, 0.00' STA:30+91.46 12.00' RT STA:31+91.46 0.00' LT STA:32+81.46, 0.00' RT s s STA:25+26.42 11.00' RT MATCH EXISTING STA:30+23.25 23.00' RT STA:30+91.46 23.00' RT STA:30+91.46 28.00' RT STA:35+06.29, 0.00' MATCH EXISTING STA:35+06.29 12.00' RT MATCH EXISTING STA:35+06.29, 23.00' RT MATCH EXISTING STA:35+06.29, 28.00' RT MATCH EXISTINGSR 5 0 7 P A L I S A D E S S T S E ROAD A 1 0 5 T H A V E S E SR 5 0 7 20 15 16 191718 N GRAPHIC SCALE 0 50 100 1" = 50 FEET 25 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 253.383.2572 FAX 10 MW/SKMH/ABMH 12/3/2024 PRELIMINARY PLAT 2220348.10 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 CONTACT: MATT LEWIS (888) 627-0013 GARRETTE CUSTOM HOMES, INC THE RESERVE AT PALISADES PRELIMINARY PLAT A PORTION OF SECTION 25, TWN. 17N, RGE 01E, W.M, CITY OF YELM, THURSTON COUNTY, WASHINGTON. THE RESERVE AT PALISADES PRELIMINARY PLAT PROJECT# LD 2024.XXXX DATE: October 28, 2024 FILENAME: Q:\2022\2220348\10_CIV\CAD\_Preliminary Plat\2220348-SH-ROAD SR507.dwg C2.3 6 SR 507 TURN LANE 1 NOT TO SCALE URBAN ARTERIAL 1 C2.3 12/03/2024 EXHIBIT D s s s s s s s s s s s s ss ss s s s s s s s s s ss ss s s ss s ssss s CB 14 CB 13 CB 12 CB 11 CB 16 CB 15 CB 9 CB 10 CB 7 CB 8 CB 6 CB 4 CB 5 CB 3 CB 1 CB 2 PAD: 413.00 PAD: 415.00 PAD: 417.00 PAD: 419.00 PAD: 420.00 PAD: 416.00 PAD: 415.00 PAD: 414.00 PAD: 411.00 PAD: 407.00 PAD: 404.00 PAD: 401.00 PAD: 398.00 PAD: 395.00 PAD: 391.00 PAD: 388.00 PAD: 392.00 PAD: 394.00 PAD: 394.00 PAD: 394.00 PAD: 397.00 PAD: 395.00 PAD: 394.00 PAD: 399.00 PAD: 402.00 PAD: 403.00 PAD: 403.00 PAD: 406.00 PAD: 409.00 PAD: 414.00 PAD: 414.00 PAD: 417.00 PAD: 415.00 PAD: 413.00 PAD: 415.00 PAD: 417.00 PAD: 419.00 PAD: 420.00 PAD: 422.00 ROAD A RO A D B 35.95% 37.63% 35.35% 51.3 8 %RO A D A 24 4 3 TRACT A 33 35 34 13 15 8 TRACT E 9 10 11 12 6 14 16 TR A C T B 23 30 2829 19 17 18 TR A C T C 22 32 31 21 20 36 TRACT D 7 5 2 1 39 38 37 39 0 40 0 41 0 38 8 39 2 39 4 39 6 39 8 40 2 40 4 40 6 40 8 41 2 41 4 41 6 420 418 422 420 414 416 418 422 4 2 2 38 0 380 39 040 041 0 3 7 6 37 6 37 8 37 8 382 384 386 38 839 239 439 6 39 8 40 2 40 4 40 6 40 841 2414416 39 0 38 2 38 4 38 6 38 8 39 2 39 4 39 6 39 8 4 0 0 4 0 2 39 4 394 396 39 6 40 4 40 6 40 8 414 414 41 4 416 416 416 418 42 0 41 8 4 2 2 420 412 414 416 418 410 406408412414416 36 0 370 3 8 0 35 2 35 4 35 6 35 8 36 2 364 366 368 3 7 2 37 4 3 7 6 3 7 8 3 8 2 3 8 4 3 6 0 37 0 352354356358 3 6 2 3 6 4 3 6 6 36 8 37 2 37 4 37 6 37 8 380 3 7 2 3 7 4 3 7 6 3 7 8 38 2 38 4 386386 3 6 0 3 5 2 3 5 4 3 5 6 3 5 8 41 0 40440640 8 412414 400398 402404 PALISA D E S S T S E S R 5 0 7 PA L I S A D E S S T S E 7+00 8+00 9+00 10+00 11+00 12+00 13+00 14+00 1 5 + 0 0 16 + 0 0 17 + 0 0 17 + 8 1 0+ 0 0 1+ 0 0 2+ 0 0 3+ 0 0 4+ 0 0 4+ 1 5 TW: 413.47 BW: 413.45 TW: 414.00 BW: 406.00 TW: 414.00 BW: 414.00 TW: 402.00 BW: 402.00 BW: 399.00 TW: 402.00 TW: 402.00 BW: 402.00 BW: 388.00 TW: 388.00 TW: 384.89 TW: 383.00 BW: 383.00 BW: 374.25 BW: 403.00 BW: 403.00 TW: 414.00 TW: 414.00 TW: 402.00 BW: 395.00 BW: 397.00 TW: 402.00 TW: 388.00 BW: 374.72 27 26 25 N GRAPHIC SCALE 0 50 100 1" = 50 FEET 25 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 253.383.2572 FAX 10 MW/SKMH/ABMH 12/3/2024 PRELIMINARY PLAT 2220348.10 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 CONTACT: MATT LEWIS (888) 627-0013 GARRETTE CUSTOM HOMES, INC THE RESERVE AT PALISADES PRELIMINARY PLAT A PORTION OF SECTION 25, TWN. 17N, RGE 01E, W.M, CITY OF YELM, THURSTON COUNTY, WASHINGTON. THE RESERVE AT PALISADES PRELIMINARY PLAT PROJECT# LD 2024.XXXX DATE: October 28, 2024 FILENAME: Q:\2022\2220348\10_CIV\CAD\_Preliminary Plat\2220348-SH-GRAD.dwg C3.1 7 CONCEPTUAL GRADING PLAN CUT = 24,000 CU. YDS FILL = 16,000 CU. YDS NET = 8,000 CU. YDS EXPORT NOTE: THE ABOVE QUANTITIES ARE ESTIMATES ONLY INTENDED FOR THE PERMITTING PROCESS. DO NOT USE FOR BID PURPOSES. THE QUANTITIES DO NOT HAVE STRIPPING, COMPACTION, OR CUT OR FILL ADJUSTMENT FACTORS APPLIED TO THEM, NOR DO THEY ACCOUNT FOR ROADWAY SECTION. EARTHWORK QUANTITIES 12/03/2024 EXHIBIT D s s s s s s s s s s s s ss ss s s s s s s s s s ss ss s s ss s ssss s CB 14 RIM: 420.39 IE: 411.48 8" (N) CB 13 RIM: 420.39 IE: 411.29 8" (S) IE: 411.29 8" (W) CB 12 RIM: 419.06 IE: 405.94 8" (E) IE: 405.94 8" (N) IE: 405.94 8" (W) CB 11 RIM: 415.88 IE: 405.59 8" (S) IE: 405.59 8" (N) CB 16 RIM: 408.14 IE: 406.93 8" (N) CB 15 RIM: 414.21 IE: 406.74 8" (S) IE: 406.74 8" (E) CB 9 RIM: 411.76 IE: 401.93 8" (S) IE: 401.93 8" (N) IE: 401.93 8" (W) CB 10 RIM: 411.80 IE: 402.31 8" (E) CB 7 RIM: 401.67 IE: 391.74 8" (S) IE: 391.74 8" (N) IE: 391.74 8" (W) CB 8 RIM: 401.73 IE: 391.93 8" (E) CB 6 RIM: 393.71 IE: 383.94 8" (S) IE: 383.94 8" (N) CB 4 RIM: 387.44 IE: 378.37 8" (S) IE: 378.37 8" (NE) IE: 378.37 8" (W) CB 5 RIM: 387.49 IE: 378.56 8" (E) CB 3 RIM: 383.55 IE: 376.28 8" (SW) IE: 376.28 8" (E) CB 1 RIM: 376.08 IE: 373.32 8" (S) CB 2 RIM: 376.08 IE: 373.12 8" (W) IE: 373.12 8" (N) IE: 373.12 8" (E) 39 0 40 0 41 0 39 2 39 4 39 6 39 8 40 2 40 4 40 6 40 8 41 2 41 4 41 6 41 6 420 418 422 420 414 416 418 422 4 2 2 380 39 040 0 41 0 37 8 382 384 386 38 839 2 39 4 39 6 39 840 240 440 640 841 2 414416 39 0 38 2 382 38 4 38 6 38 8 39 2 39 4 40 0 41 0 4 0 2 40440640 8 396 396 39 6 39 8 400 396 396398 402404 41 0 40 4 40 6 40 8 412 41 2 414 414 414 41 4 4 1 6 416 416 42 0 41 8 4 2 2 420 4 2 0 412 414 416 418 410 402404406408412414416 ROAD A RO A D B 37 LF 8" CPEP @ 0.50% 62 LF 8" CPEP @ 8.68% 71 LF 8" CPEP @ 0.50%174 LF 8" CPEP @ 2.11%209 LF 8" CPEP @ 4.88% 159 LF 8" CPEP @ 4.90% 126 LF 8" CPEP @ 4.43% 48 LF 8" CPEP @ 4.37% 213 LF 8" CPEP @ 1.48% 37 LF 8" CPEP @ 0.50% 160 LF 8" CPEP @ 0.50% 37 LF 8" CPEP @ 1.01% 37 LF 8" CPEP @ 0.50%37 LF 8" CPEP @ 0.50% 24 LF 8" CPEP @ 0.85% EXISTING WETPOND AND INFILTRATION POND EXPANDED TO FULL INFILTRATION TRENCH SIZED TO INCLUDE ADJACENT PALISADES NEIGHBORHOOD. BERM ELEV.: 357.0' INFILTRATION ELEV.: 352.0' RO A D A 3 7 0 3 8 0 3 6 8 37 2 3 7 4 3 7 6 3 7 8 3 8 2 3 8 4 3 8 6 37 0 38 0 3 6 2 3 6 4 36 6 3 6 8 37 2 37 4 37 6 37 8 3 5 2 3 5 4 3 5 6 3 7 0 37 2 37 4 37 6 360 356358 39 0 38 4 38 6 38 8 39 2 SR 5 0 7 PA L I S A D E S S T S E PALISA D E S S T S E S R 5 0 7 PROPOSED WATER QUALITY FILTER STRUCTURE OUTLET TO INFILTRATION POND IE: 352.00 12" (E) 28 LF 12" CPEP @ 5.44% 13 LF 12" CPEP @ 1.00% CONNECT TO EX. STCB #501 RIM: 360.24 IE: 356.68 12" (W) IE: 356.72 12" (E) IE: 357.15 12" (S) 31 LF 8" CPEP @ 0.60% 15 8 TRACT E 9 10 11 12 6 14 16 TR A C T B 23 30 2829 19 17 18 TR A C T C 22 32 31 36 TRACT D 7 5 2 1 39 38 37 24 4 3 TRACT A 33 35 34 13 21 20 7+00 8+00 9+00 10+00 11+00 12+00 13+00 14+00 1 5 + 0 0 16 + 0 0 17 + 0 0 17 + 8 1 0+ 0 0 1+ 0 0 2+ 0 0 3+ 0 0 4+ 0 0 4+ 0 4 35 8 360 ACCESS ROAD CONNECT TO EX. STCB #520 RIM: 376.40 IE: 373.30 8" (W) IE: 373.30 12" (E) IE: 373.30 12" (N) IE: 373.31 12" (S) 26 25 27 N GRAPHIC SCALE 0 50 100 1" = 50 FEET 25 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 253.383.2572 FAX 10 MW/SKMH/ABMH 12/3/2024 PRELIMINARY PLAT 2220348.10 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 CONTACT: MATT LEWIS (888) 627-0013 GARRETTE CUSTOM HOMES, INC THE RESERVE AT PALISADES PRELIMINARY PLAT A PORTION OF SECTION 25, TWN. 17N, RGE 01E, W.M, CITY OF YELM, THURSTON COUNTY, WASHINGTON. THE RESERVE AT PALISADES PRELIMINARY PLAT PROJECT# LD 2024.XXXX DATE: October 28, 2024 FILENAME: Q:\2022\2220348\10_CIV\CAD\_Preliminary Plat\2220348-SH-STRM.dwg C4.1 8 CONCEPTUAL STORM PLAN STORM EASEMENT 12/03/2024 EXHIBIT D s s s s s s s s s s s s ss ss s s s s s s s s s ss ss s s ss s ssss s ROAD A RO A D B PROPOSED FIRE HYDRANT SINGLE WATER SERVICE CONNECTION (TYP.) PROPOSED BLOWOFF ASSEMBLY DOUBLE WATER SERVICE CONNECTION (TYP.) DOUBLE SEWER SERVICE CONNECTION (TYP.) PROPOSED FIRE HYDRANT 10.00' UTILITY EASEMENT (TYP.) 10.00' UTILITY EASEMENT (TYP.) PROPOSED INFILTRATION POND PROPOSED 2" PVC STEP MAIN (TYP) CONNECT TO EXISTING 10" WATER MAIN CONNECT TO EXISTING 10" WATER MAIN CONNECT TO EXISTING 6" SEWER MAIN S R 5 0 7 PALISA D E S S T S E PA L I S A D E S S T S E 24 4 3 TRACT A 33 35 34 13 15 8 TRACT E 9 10 11 12 6 14 16 TR A C T B 23 30 2829 19 17 18TR A C T C 22 32 31 21 20 36 TRACT D 7 5 2 1 39 38 37 14.50' SEWER TO WATER 10' MIN SEPARATION 11.50' WATER TO STORM 10' MIN SEPARATION 7+00 8+00 9+00 10+00 11+00 12+00 13+00 14+00 1 5 + 0 0 16 + 0 0 17 + 0 0 17 + 8 1 0+ 0 0 1+ 0 0 2+ 0 0 3+ 0 0 4+ 0 0 4+ 0 4 27 26 25 26.00' ACCESS AND UTILITY EASEMENT EXTEND 6" SEWER MAIN TO END OF PROPERTY EXTEND 10" WATER MAIN TO END OF PROPERTY N GRAPHIC SCALE 0 50 100 1" = 50 FEET 25 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 253.383.2572 FAX 10 MW/SKMH/ABMH 12/3/2024 PRELIMINARY PLAT 2220348.10 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 CONTACT: MATT LEWIS (888) 627-0013 GARRETTE CUSTOM HOMES, INC THE RESERVE AT PALISADES PRELIMINARY PLAT A PORTION OF SECTION 25, TWN. 17N, RGE 01E, W.M, CITY OF YELM, THURSTON COUNTY, WASHINGTON. THE RESERVE AT PALISADES PRELIMINARY PLAT PROJECT# LD 2024.XXXX DATE: October 28, 2024 FILENAME: Q:\2022\2220348\10_CIV\CAD\_Preliminary Plat\2220348-SH-UTIL.dwg C5.1 9 CONCEPTUAL UTILITY PLAN PROPOSED 2" PVC STEP MAIN (TYP) EXISTING 2" SEWER ALL HOMES TO BE EQUIPPED WITH APPROVED AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1, 903.3.1.2, OR 903.3.1.3 OF THE INTERNATIONAL FIRE CODE FIRE NOTES: 12/03/2024 EXHIBIT D s s s s s s s s s s s s ss ss s s s s s s s s s ss ss s s ss s ssss s ROAD A RO A D B 10.00' UTILITY EASEMENT (TYP.) 10.00' UTILITY EASEMENT (TYP.) STREET TREE (TYP.) RO A D A S R 5 0 7 PALISA D E S S T S E PA L I S A D E S S T S E 15 8 TRACT E 9 10 11 12 6 14 16 TR A C T B 23 30 2829 19 17 18TR A C T C 22 32 31 21 20 36 TRACT D 7 5 2 1 39 38 37 24 4 3 TRACT A 33 35 34 13 ACCENT TREE (TYP.) 7+00 8+00 9+00 10+00 11+00 12+00 13+00 14+00 1 5 + 0 0 16 + 0 0 17 + 0 0 17 + 8 1 0+ 0 0 1+ 0 0 2+ 0 0 3+ 0 0 4+ 0 0 4+ 0 4 27 26 25 N GRAPHIC SCALE 0 50 100 1" = 50 FEET 25 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 253.383.2572 FAX 10 MW/SKMH/ABMH 12/3/2024 PRELIMINARY PLAT 2220348.10 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 CONTACT: MATT LEWIS (888) 627-0013 GARRETTE CUSTOM HOMES, INC THE RESERVE AT PALISADES PRELIMINARY PLAT A PORTION OF SECTION 25, TWN. 17N, RGE 01E, W.M, CITY OF YELM, THURSTON COUNTY, WASHINGTON. THE RESERVE AT PALISADES PRELIMINARY PLAT PROJECT# LD 2024.XXXX DATE: October 28, 2024 FILENAME: Q:\2022\2220348\10_CIV\CAD\_Preliminary Plat\2220348-SH-LSCAPE.dwg C6.1 10 CONCEPTUAL LANDSCAPE PLAN NOTE 1. THIS IS A PRELIMINARY LANDSCAPE DESIGN. SPECIES AND LOCATION OF PROPOSED TREES IS SUBJECT TO CHANGE. 2. FINAL LANDSCAPE, TREE RETENTION AND VEGETATION PLAN TO BE PREPARED BY A LICENSED LANDSCAPE ARCHITECT AND SUBMITTED TO THE CITY OF YELM FOR APPROVAL PRIOR TO THE ISSUANCE OF SITE DEVELOPMENT PERMIT. 3. PERIMETER LANDSCAPE TO BE PLANTED PER YELM CODE. 4. STREET TREES SPACED 35' O.C. PLACEMENT ADJUSTED FOR DRIVEWAYS, UTILITIES, AND STREET LIGHTS, SHRUBS AND GROUNDCOVER PER YELM MUNICIPAL CODE 18.55.020 (C). 5. IN ACCORDANCE WITH YMC18.55.050, LANDSCAPE AREAS SHALL HAVE IRRIGATION SYSTEM OR BE WITHIN 75 FEET OF A HOSE SPIGOT. IRRIGATION SYSTEM SHALL BE DESIGN/BUILD. CONTRACTOR TO COORDINATE. STREETSCAPE 1. PURPOSE: STREETSCAPE LANDSCAPING IS INTENDED TO PROVIDE VISUAL RELIEF WHERE CLEAR SIGHT IS DESIRED. THIS LANDSCAPING IS UTILIZED ALONG PEDESTRIAN CORRIDORS AND WALKS FOR SEPARATION OF PEDSTRIANS FROM STREET AND PARKING AREAS WHILE PROVIDING AN ATTRACTIVE SETTLING AND OVERSTORY CANOPY. 2. WHEN REQUIRED: STREETSCAPE LANDSCAPING IS REQUIRED AS PART OF STREET FRONTAGE IMPROVEMENTS. 3. DESCRIPTION: a. THIS TYPE OF LANDSCAPING CONSISTS OF STREET TREES FOR A LARGE OVERSTORY CANOPY ALONG STREETS AND PEDESTRIAN CORRIDORS AND APPROVED VEGETATION FOR GROUNDCOVER. b. STREET TREES SHALL BE CHOSEN FROM A STREET TREE LIST AS ADOPTED BY THE YELM TREE ADVISORY BOARD. DECORATIVE PROTECTION MAY BE PLACED AROUND THE TREES. c. GROUNDCOVER SHALL BE A MINIMUM FOUR-INCH POTS SPACED 18 TO 20 INCHES ON CENTER OR ONE-GALLON POTS AT 20 INCHES ON CENTER. LOW GROWTH SHRUBS SHALL BE ONE-GALLON POTS AT THREE FEET ON CENTER. SHRUBS SHALL BE 18 TO 24 INCHES IN HEIGHT AT FIVE FEET ON CENTER OR THREE-GALLON POT AT FIVE FEET ON CENTER. d. EARTHEN BERMS WITH GRASS OR OTHER VEGETATIVE GROUNDCOVER AND OTHER DESIGN FEATURES MAY BE WORKED INTO LANDSCAPING PROVIDED THE RESULTANT EFFECT OF PROVIDING A PEDESTRIAN-FRIENDLY ENVIRONMENT AND VISUAL RELIEF WHERE CLEAR SITE IS REQUIRED CAN BE ACHIEVED. e. THE MINIMUM WIDTH FOR STREETSCAPE LANDSCAPING SHALL BE SIX FEET TO PROVIDE ROOTING AREA FOR LARGE STREET TREES AND TO PROVIDE ADEQUATE STREETSCAPE. A FOUR-FOOT WIDTH MAY BE USED THROUGH PARKING AREA PEDESTRIAN WALKS WHERE ACCENT TREES ARE USED AND LESS WIDTH IS REQUIRED. f. PLANTING THEME SHALL BE A RATIO OF THREE STREET TREES TO ONE ACCENT TREE. g. TREES SHALL BE SPACED 35 FEET ON CENTER STARTING 15 FEET FROM THE PROPERTY LINE. TREE SPACING MAY BE ADJUSTED TO ALLOW UNOBSTRUCTED SIGHT DISTANCE ON EITHER SIDE OF A DRIVEWAY AND AT STREET INTERSECTIONS. TREE SPACING MAY ALSO BE ADJUSTED WHEN IN CONFLICT WITH LUMINAIRE POLES. PLANT SCHEDULE TREE COMMON NAME / SCIENTIFIC NAME SIZE CHINESE KOUSA DOGWOOD / CORNUS KOUSA CHINENSIS 20' HEIGHT TWOMBLEY’S RED SENTINEL JAPANESE MAPLE / ACER PALMATUM ‘TWOMBLEY’S RED SENTINEL’18' HEIGHT PACIFIC SUNSET MAPLE / ACER TRUNCATUM X A. PLATANOIDES 'WARRENRED'30' HEIGHT RED OAK / QUERCUS RUBRA 50' HEIGHT 12/03/2024 RECREATION AREA A TOT LOT WILL BE PROVIDED FOR RECREATION. FINAL DESIGN AND EQUIPMENT WILL BE SHOWN ON THE FINAL LANDSCAPE PLAN AND SUBMITTED TO THE CITY OF YELM FOR APPROVAL AT TIME OF SITE DEVELOPMENT. EXHIBIT D 4"!).. )2+2 4)-9. :+ . + 2 .2 + +.:,; 8<= )- . + . + 2 D 2@ 8 :2+2 ++ 2 +0 $>)- $ >)-' , $ . .0--.-)-% >2+2 0 ++ 2.: + >.+ 2)- )2+2 :+ I0: : +> > 2:+ 20 +: : : B = .:2.0 + + 0 2 -0 .: 00 02 :2 )-/ :2 +20+:2 4 5564&7 899 4').1!))1)51 8 82L H? <20*? * +:2D H? 2 / :2 $+ /+ :. :2 + :2 + , $+ /+02 . + : 2+ 2 + ..02. <=5 5 !"#$%$&''&(&)* &#'& *!,+, EXHIBIT E "AV_vN1qVpNÒ-qyA]]qi:Ò ¥ÒUNApUplASSVJJa^ 30"-3#!<11 3UN0NmNlvNAp-A]VmALNm <N]^: "AlJU EXHIBIT F NApU3lASSVJJa^ 3UN0NmNlvNAp-A]VmALNm3 301093-!11 30"-3#!<11 -lNiAlNLSal NmmVJAmplALA AllNppNqmpa^a^Nm-AJVSVJ!VSNmpy]Na^Nm -lNiAlNLIy NApUËmmaJVApNm -% ax -qyA]]qi: NApUplASSVJJa^ !VJN_mN 03/17/2025 Digitally signed by Aaron Van Aken Date: 2025.03.17 10:06:52-07'00' EXHIBIT F NApU3lASSVJJa^ 3UN0NmNlvNAp-A]VmALNm3 VpyaS<N]^0NvVNw0Nmia_mN"N^a ^ "AlJU 3aVpyaS<N]^ 1qI[NJp0Nmia_mNpa3UN0NmNlvNAp-A]VmALNm3a^^N_pm 3UVm]NppNlVmV_lNmia_mNpapUNJVpylNvVNw]NppNlLApNL1NipN^INl lNTAlLV_TpUN3Sal3UN0NmNlvNAp-A]VmALNmila[NJp N]aw]VmpmNAJUJa^^N_pA_L UawVpwAmALLlNmmNL Vpya^^N_pm •3UN3V_J]qLNmA_AmmNmm^N_paS10-A]VmALNm1plNNpSalV_pNlmNJpVa_mVTUp LVmpA_JNplNSNlN_JNmpUN:1%3LlVvNwAymVTUpLVmpA_JNlNkqVlN^N_pm awNvNl-A]VmALNm1plNNpmUaq]LINJa_mVLNlNLA_V_pNlmNJpVa__apALlVvNwAy 3UN:1%3LNmVT_^A_qA]VLN_pVSVNmLlVvNwAymwVpUavNl3paIN Ja_mVLNlNLA_V_pNlmNJpVa_SalLNmVT_iqliamNmIqpAiqI]VJmplNNpmUaq]LIN Ja_mVLNlNLA_V_pNlmNJpVa_NvN_ApA]awNlLAV]yva]q^N]NvN]mA_V_pNlmNJpVa_ pUN^V_V^q^mVTUpLVmpA_JNlNkqVlNLwaq]LINSNNp AmNLa_AlNvVNwa_ pUNV_pNlmNJpVa_pUVm]AlTNlLVmpA_JNAiiNAlmpaA]maINilavVLNLpaLAymapUN 3Ja_J]qmVa_pUApmqSSVJVN_pmVTUpLVmpA_JNNxVmpmAiiNAlmpaINAJJqlApNNVpUNl wAy3UN3A]mampApNmpUApIapUilaiamNLLlVvNwAymwV]]INJa_mplqJpNLpa N_mqlNmqSSVJVN_pmVTUpLVmpA_JNVmilavVLNL 3UN3UAmINN_qiLApNLAJJalLV_T]y0NSNlpa1NJpVa_aSpUNqiLApNL3 •3UN3VLN_pVSVNmiAy^N_paSpUNJVpy¯m3lA_mialpApVa_AJV]VpVNmUAlTN3UN3 VLN_pVSVNmpUAppUNSNNwV]]INLNpNl^V_NLAppUNpV^NaSIqV]LV_TiNl^Vp VmmqA_JNwUVJUVmAJJqlApNpmUaq]LIN_apNLpUAppUNSNNlNSNlN_JNLV_pUN lNialpVmaqpLApNL 3UN3UAmINN_qiLApNLwVpUpUN_NwSNN 1V_JNlN]y Ala_9A_\N_--3% EXHIBIT F 2O \ P S L F 5 H J L R Q 3 / $ 1 6 6 3 ( & , ) , & $ 7 , 2 1 6 $ 1 ' ( 6 7 , 0 $ 7 ( 5H Y L H Z & R P P H Q W ' L V S R V L W L R Q ) R U P 3U R M H F W 7 L W O H 7K H 5 H V H U Y H D W 3 D O L V D G H V -R E & K D U J H 5H Y L H Z H U Q D P H R I I L F H & D V H \ & K L O W R Q ± 7 U D I I L F ' H V L J Q 'D W H R I 5 H Y L H Z & R P P H Q W V 5H V S R Q V H V % \ Aa r o n V a n A k e n , H e a t h & A s s o c i a t e s 'D W H R I ' L V S R V L W L R Q 317 5 &R P P H Q W 1R 6K W R U 3 J 5H Y L H Z & R P P H Q W 6W D W X V &R G H 'H V L J Q H U ¶ V 5 H V S R Q V H 6W D W X V & R G H / H J H Q G $ , Q F R U S R U D W H G % 2 S H Q 8 Q G H U 5 H Y L H Z & ( Y D O X DW H G 1 R W , Q F R U S R U D W H G ' % H \ R Q G 6 F R S H 1 R W ( Y D O X D W H G $O O ³ % ´ D Q G ³ & ´ U H V S R Q V H V U H T X L U H H [ S O D Q D W R U \ F R P P H Q W V 3 D J H R I *( 1 3O H D V H S U R Y L G H D Q , & ( W R K H O S G H W H U P L Q H D Q D S S U R S U L D W H W U D I I L F FR Q W U R O D W 6 5 D Q G 3 D O L V D G H V 6 W , W L V X Q G H U V W R R G W K D W D Q , & ( L V U H T X L U H G W R G H W H U P L Q H D S S U R S U L DW H WU D I I L F F R Q W U R O D W W K H L Q W H U V H F W L R Q 7 K L V V W X G \ L V L Q S U R F H V V D QG Z L O O E H VX E P L W W H G W R : 6 ' 2 7 *( 1 ,V W K H U H D Q \ S O D Q I R U D F R Q Q H F W L R Q E H W Z H H Q S D O L V D G H V D Q G F D U W H U WR S U R Y L G H F R Q Q H F W L R Q W R W K H V F K R R O V " 1 R Q P R W R U L V W L P S U R Y H P H Q W V D U H S U R S R V H G Z K L F K D U H I X U W K H U GL V F X V V H G L Q 6 H F W L R Q R I W K H X S G D W H G 7 , $ 7 K H L P S U R Y H P H Q W V Z LO O SU R Y L G H D F R Q W L Q X R X V Z D O N L Q JU R X W H W R W K H O R F D O V F K R R O V EXHIBIT F NApU3lASSVJJa^ 3UN0NmNlvNAp-A]VmALNm3 301093-!11 30"-3#!<11 %#3#31 _plaLqJpVa_ -la[NJpNmJlVipVa_ xVmpV_Ta_LVpVa_m alNJAmp3lASSVJN^A_LA_L_A]ymVm a_J]qmVa_mË"VpVTApVa_ 3 !1 3lA_mialpApVa_^ilavN^N_p-la[NJpm xVmpV_T-"-NA\aql!NvN]aS1NlvVJN a]]VmVa_Vmpaly -la[NJp3lViN_NlApVa_ alNJAmp:NN\LAy-NA\aql!NvN]aS1NlvVJN 401 9VJV_Vpy"AiË0aALwAy1ympN^ a_JNipqA]1VpN-]A_ xVmpV_T-"-NA\aql9a]q^Nm -"-NA\aql3lViVmplVIqpVa_ËmmVT_^N_p -"-NA\aql-ViN]V_N9a]q^Nm alNJAmp-"-NA\aql9a]q^Nm:VpUaqp-la[NJp alNJAmp-"-NA\aql9a]q^Nm:VpU-la[NJp -laiamNL#a_¥"apalVmp^ilavN^N_pm EXHIBIT F NApU3lASSVJJa^ 3UN0NmNlvNAp-A]VmALNm3 301093-!11 30"-3#!<11 #30%43%# NApUËmmaJVApNmUAmINN_N_TATNLpailNiAlNA3lASSVJ^iAJp_A]ymVm3 pa AmmNmmpUNV^iAJpmaSAilaiamNLlNmVLN_pVA]LNvN]ai^N_p]aJApNLwVpUV_<N]^JVpy ]V^Vpm3UVmlNialpwV]]lNvVNwNxVmpV_TplASSVJJa_LVpVa_mV_pUNTN_NlA]vVJV_VpyaSpUN ila[NJpmVpNA_LJa^iAlNpUN^ATAV_mpSqpqlNIqV]LaqpJa_LVpVa_mwVpUA_LwVpUaqp pUNilaiamNLLNvN]ai^N_pmASV_A]mpNiJa_J]qmVa_mA_L^VpVTApVa_^NAmqlNmVS _NNLNLAlNVLN_pVSVNLila[NJpLNmJlVipVa_Vmmq^^AlV|NLV_pUNSa]]awV_TmNJpVa_ -0%310-3%# 3UN0NmNlvNAp-A]VmALNmVmAilaiamNLlNmVLN_pVA]LNvN]ai^N_pJa^ilVmNLaS mV_T]N¥SA^V]yUa^Nm]aJApNLwVpUV_<N]^JVpy]V^Vpm3UNmqI[NJpmVpNVmiAlpVA]]y IalLNlNLpapUN_alpUwNmpvVA10A_L]aJApNLwNmpaS-A]VmALNm1plNNp13UN ila[NJpVmmVpqApNLa_¥AJlNmwVpUV_q_LNvN]aiNLpAxiAlJN]_q^INl 1VpNV_TlNmmNTlNmmVmilaiamNLvVApwa_NwAJJNmmJa__NJpVa_mpa -A]VmALNm1plNNp1a_NpapUN_alpUN_LaSpUNilaiNlpyA_La_Na_pUNmaqpUN_LaS pUNilaiNlpyvVJV_Vpy^AiVmilavVLNLIN]awwUVJUUVTU]VTUpmpUN_NAlIylaALwAy _Npwal\wVpUpUNmqI[NJpmVpNUVTU]VTUpNLV_lNLVTqlNa_pUNSa]]awV_TiATN LVmi]AympUNJa_JNipqA]mVpNi]A_ VTqlN9VJV_Vpy"Ai # 1qI[NJp1VpN EXHIBIT F FIGURE 2 SITE PLAN THE PRESERVE AT PALISADES N 5 EXHIBIT F NApU3lASSVJJa^ 3UN0NmNlvNAp-A]VmALNm3 ;13#%#3%#1 xVmpV_T1plNNp1ympN^ UAlAJpNlVmpVJmaSpUN^A[allaALwAymA_LAlpNlVA]mmNlvV_TpUNmqI[NJpmVpNAlN LNmJlVINLIN]aw 10VmA_alpU¥maqpUpwa¥]A_N^V_alAlpNlVA]IalLNlV_TpUNmqI[NJpmVpNpapUN _alpU3UNlaALwAy¯mJlammmNJpVa__NAlpUNmqI[NJpmVpNVmJa^ilVmNLaSa_NplAvN] ]A_NV_NAJULVlNJpVa_A_LAmaqpUIaq_LlVTUp¥pql_a_papUvN_qN1#a_¥ ^apalVmpV_SlAmplqJpqlNVmTN_NlA]]y_apAvAV]AI]NV_pUNmVpNvVJV_VpyUawNvNlIV\Nm 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EXHIBIT F FIGURE 3 EXISTING PM PEAK HOUR VOLUMES THE PRESERVE AT PALISADES N SITE507 507 497 6 8 03419 STOPSTOP 2 1 4 11 9 0 P A L I S A D E S S T S E EXHIBIT F NApU3lASSVJJa^ 3UN0NmNlvNAp-A]VmALNm3 0aALwAy^ilavN^N_pm 3UNJVpyaS<N]^¯m^amplNJN_p¥ 3lA_mialpApVa_^ilavN^N_p-]A_ 3Uqlmpa_aq_py¯m3lA_mialpApVa_-]A_¥ A_LpUN:AmUV_Tpa_1pApN13- 1pApNwVLN3lA_mialpApVa_^ilavN^N_p-laTlA^ ¥ wNlNA]]lNvVNwNL3UN JVpyaS<N]^¯m3-A_LpUN:1%313-IapUV_LVJApNLi]A__NLV^ilavN^N_pmV_pUN vVJV_VpyaSpUNilaiamNLila[NJpNAJUila[NJpVm]VmpNLA_LLNmJlVINLIN]aw 3AI]N3lA_mialpApVa_^ilavN^N_p-la[NJpm #A^N!aJApVa_^ilavN^N_pamp VpyaS<N]^ <N]^vN ^ilavN^N_pm :¥ mp1ppa pU1p a_mplqJpVa_A_LlNiAVlaSmVLNwA]\mV_mpA]]ApVa_aS_NwiAlA]]N] iAl\V_TV_pNlmNJpVa_plNAp^N_pA_LAJJNmmJa_pla]A]a_TIapU mVLNmaS<N]^vN ¸ "am^A_vN <N]^ !a_T^VlN pa0AV]laAL a_mplqJpA_NwlaALJa__NJpV_T!a_T^VlN1pwVpUpUN_Nw "am^A_vNV_pNlmNJpVa_ V\N]A_NmmVLNwA]\mplNNp]VTUpV_T A_Lmpal^wApNlV^ilavN^N_pmAlNV_J]qLNL^ilavN^N_pm V_J]qLNJa_mplqJpVa_aS_NwlaALSla^!a_T^VlNpa1a]INlT 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INBOUND: 26 VPHOUTBOUND: 15 VPH 75% 25% 0 20 11 460 STOPSTOP 0 0 0 0 0 0 P A L I S A D E S S T S E 14 EXHIBIT F FIGURE 5 PM PEAK HOUR PIPELINE VOLUMES THE PRESERVE AT PALISADES N SITE507 507 55 0 0 0064 STOPSTOP 0 0 0 0 0 0 P A L I S A D E S S T S E 15 EXHIBIT F FIGURE 6 FORECAST 2027 PM PEAK HOUR VOLUMES WITHOUT PROJECT THE PRESERVE AT PALISADES N SITE507 507 567 6 8 03496 STOPSTOP 2 1 4 11 9 0 P A L I S A D E S S T S E 16 EXHIBIT F FIGURE 7 FORECAST 2027 PM PEAK HOUR VOLUMES WITH PROJECT THE PRESERVE AT PALISADES N SITE507 507 567 26 19 49496 STOPSTOP 2 1 4 11 9 0 P A L I S A D E S S T S E 17 EXHIBIT F NApU3lASSVJJa^ 3UN0NmNlvNAp-A]VmALNm3 qpqlN!NvN]aS1NlvVJN !NvN]aSmNlvVJNA_A]ymNmwNlN^ALNaSpUNSqpqlN-"iNA\Uaqlva]q^NmwVpUaqp IAJ\Tlaq_L A_LwVpUila[NJplN]ApNLplVimN]AymSalpUNmpqLyAJJNmmV_pNlmNJpVa_ q_LNlSqpqlNJa_LVpVa_mAlNmUaw_IN]awV_3AI]N-Nl:1%3¯m1y_JUlaia]VJy pUNSqpqlNiNA\UaqlSAJpal- UAmINN_mNppa 3AI]NalNJAmp:NN\LAy-"-NA\aql!NvN]aS1NlvVJN N]AymVvN_V_1NJa_LmiNl9NUVJ]N 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q_LNlTaV_TAmUalpi]ApilaJNmmSalpUNJa_mplqJpVa_aSmVxmV_T]N¥SA^V]yUa^Nm JJalLV_TpapUNVpy¯m1NipN^INl#apVJNaSNJVmVa_a_LVpVa_AmVLNwA]\ VmlNkqVlNLA]a_TpUNN_pVlN10Sla_pATN:VpUpUNmNilaiamNLV^ilavN^N_pmA_L pUNAL[AJN_piAlJN]LNvN]ai^N_ppUN_NwmVLNwA]\wV]]Ja__NJppapUNNxVmpV_T V_SlAmplqJpqlNpapUN_alpUNAmpJlNApV_TAJa_pV_qaqmwA]\V_TlaqpNpaAlpNl1plNNp ^VLI]aJ\JlammV_TVmA]mailaiamNLpaV^ilavNJa__NJpVvVpypapUNVpy¥aw_NL iAlJN]LLVpVa_A]]ya_LVpVa_aSpUNmUalpi]AplNkqVlNmASVvN¥Saap¥ wVLNmVLNwA]\wVpUV_pUNNxVmpV_TpN_¥Saap¥wVLNNAmN^N_pa_pUNVpy¥aw_NLiAlJN] wUVJUwV]]ilavVLNA_A]pNl_ApVvNwA]\V_TlaqpNpa0VLTN]V_N"VLL]N1JUaa]A_L"V]] -a_L]N^N_pAly1JUaa] VTqlN-laiamNL#a_¥ "apalVmp^ilavN^N_pm EXHIBIT F NApU3lASSVJJa^ 3UN0NmNlvNAp-A]VmALNm3 %#!41%#1Ë"33%# 3UN0NmNlvNAp-A]VmALNmVmAilaiamNLlNmVLN_pVA]LNvN]ai^N_pJa^ilVmNLaS mV_T]N¥SA^V]yUa^Nm]aJApNLwVpUV_<N]^JVpy]V^Vpm3UNmqI[NJpmVpNVmmVpqApNLa_ ¥AJlNmwVpUV_AmV_T]Nq_LNvN]aiNLpAxiAlJN]1VpNV_TlNmmNTlNmmVmilaiamNLvVA pwaJa__NJpVa_mpa-A]VmALNm1plNNp1 -"iNA\UaqlJaq_pmwNlNJa_LqJpNLAppUNmpqLyV_pNlmNJpVa_aS10Ë-A]VmALNm 1plNNp1pUvN_qN1xVmpV_T]NvN]aSmNlvVJNwAmmUaw_pa^NNp:1%3!%1 mpA_LAlLmaiNlApV_TwVpU!%1Ja_LVpVa_m AmNLa_3LApApUNila[NJpVm A_pVJViApNLpaTN_NlApNAvNlATNwNN\LAyLAV]yplVimwVpU"iNA\UaqlplVim A_L-"iNA\UaqlplVim pUlNN¥yNAlUalV|a_aSwAmNvA]qApNLpaAmmNmmSqpqlNJa_LVpVa_mwVpUA_L wVpUaqpila[NJpTN_NlApNLplASSVJalNJAmpiNA\UaqlA_A]ymVmV_J]qLNLAa_N iNlJN_pIAJ\Tlaq_LTlawpUlApNA_LmNvNlA]iViN]V_Nila[NJpmpaNmpAI]VmUSqpqlN iNA\Uaqlva]q^NmalNJAmp-"iNA\Uaql]NvN]aSmNlvVJNwAmmUaw_pa Ja_pV_qN^NNpV_TmpA_LAlLmaiNlApV_TwVpU!%1Ja_LVpVa_mwVpUila[NJpplASSVJ ]NSppql_]A_NwAmLNpNl^V_NLpa^NNp:1%3¯mwAllA_pmAppUN10Ë-A]VmALNm 1plNNp1V_pNlmNJpVa_IAmNLa_SalNJAmpiNA\UaqlJa_LVpVa_m AmNLa_pUNA_A]ymVmAIavNlNJa^^N_LNL^VpVTApVa_VmAmSa]]awm maqpUIaq_L]NSp¥pql_]A_Na_10a_pa-A]VmALN1plNNp1wAmSaq_L wAllA_pNLwVpUpUNila[NJpIqV]LaqpIAmNLa_NxVmpV_TplASSVJva]q^Nm_y iapN_pVA]allNJa^^N_LNLJUA_TNmV_JUA__N]V|ApVa_papUVmV_pNlmNJpVa_wV]] plVTTNlpUN_pNlmNJpVa_a_pla]vA]qApVa_ ilaJNmmA_LpUNq]pV^ApN LNpNl^V_ApVa_SalpUNV_pNlmNJpVa_Ja_pla]wV]]INIAmNLa_pUamNlNmq]pmvN_ VSA^V_alA]pNlApVa_VmLNpNl^V_NLSalpUNmUalppNl^mqJUAmA]NSp¥pql_]A_N A ]AlTNlSqpqlNila[NJp^AylNkqVlN^alNmqImpA_pVA]qiTlALNmSalpUVm V_pNlmNJpVa_ la_pATNV^ilavN^N_pmwV]]INlNkqVlNLA]a_TwVpUALLVpVa_A]_a_¥^apalVmp V^ilavN^N_pmAmmq^^AlV|NLV_1NJpVa_A_LV]]qmplApNLV_VTqlNNmVT_ A_LJa_mplqJpVa_mUA]]INV_AJJalLA_JNwVpUpUNVpyaS<N]^A_L:1%3 mpA_LAlLm1iNJVSVJmlNTAlLV_TpUNmNV^ilavN^N_pmwV]]_NNLpaIN JaalLV_ApNLwVpUpUNVpyaS<N]^A_L:1%3 3UNilaiamNLLNvN]ai^N_pVmmqI[NJpSal3lA_mialpApVa_AJV]VpVNmUAlTN3UN VpyAmmNmmNmSNNmApAlApNaS¸iNl-"iNA\UaqlplVi:VpU-" iNA\UaqlplVimpUNNmpV^ApNLSNNVm¸NNmwV]]INAmmNmmNLIypUN VpyilValpapUNIqV]LV_TiNl^VpVmmqA_JN EXHIBIT F NApU3lASSVJJa^ 301093-!11 30"-3#!<11 --#; The Reserve at Palisades TIA 21 EXHIBIT F Date Collected: Day of the Week: Time Period: Peak Hour: SR 507 & Palisades Street SE N 14 13 21110 0 9 4 6 3 0 0008 10 8 UT LT T RT UT LT T RT UT LT T RT UT LT T RT 0 1 83 1 0 2 105 1 0 0 0 1 0 1 0 1 196 0 0 109 1 0 1 120 2 0 0 0 2 0 3 0 0 238 0 2 109 0 0 1 123 3 0 0 0 2 0 3 0 1 244 0 0 97 0 0 1 119 1 0 0 0 4 0 2 0 0 224 902 0 2 104 2 0 3 135 3 0 0 0 0 0 3 1 1 254 960 0 0 94 0 0 3 114 1 0 0 0 1 0 2 0 0 215 937 0 0 121 1 0 1 110 2 0 0 0 1 0 3 0 1 240 933 0 3 98 1 0 1 87 3 0 0 0 2 0 0 0 2 197 906 0 8 815 6 0 13 913 16 0 0 0 13 0 17 1 6 1808 -- 0 4 419 3 0 6 497 9 0 0 0 8 0 11 1 2 960 -- 0.94 -- 0 0 9 1 0 0 22 0 0 0 0 0 0 0 0 0 32 -- 0.0% 0.0% 2.1% 33.3% 0.0% 0.0% 4.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 3.3%-- EB WB NB SB Total E W N S Total E W N S Total 2 7 0 0 9 0 0 0 0 0 0 0 0 0 0 2 6 0 0 8 0 0 0 0 0 0 0 0 0 0 2 4 0 0 6 0 0 0 0 0 0 0 0 0 0 4 4 0 0 8 0 0 0 0 0 0 0 0 0 0 2 8 0 0 10 0 0 0 0 0 0 0 0 0 0 0 3 0 0 3 0 0 0 0 0 0 0 0 0 0 0 4 0 0 4 0 0 2 1 3 0 0 0 1 1 3 4 1 1 9 0 0 0 0 0 0 0 0 0 0 15 40 1 1 57 0 0 2 1 3 0 0 0 1 1 10220032 00000 0000 0 2.3% 4.3% 0.0% 0.0% 3.3%Peak Hour HV% SR 507 105th Ave SE Palisades St SE 426 499 512 438 497 419 SR 507 Heavy Vehicles HV % Interval Start Time 4:00 PM 4:15 PM Count Total 4:30 PM 4:45 PM 5:00 PM 5:15 PM 5:30 PM 5:45 PM SR 507 105th Ave SE Westbound Heavy Vehicles Pedestrians (Leg) Palisades St SE Northbound 5:45 PM Count Total Peak Hour Total Bicycles (Leg) 8/26/2024 Monday Hourly Totals 0.96 0.91 0.50 0.70 4:00 PM 6:00 PM 5:15 PM4:15 PM 15 Minute Totals 5:30 PM Interval Start Time 4:00 PM 4:15 PM 4:30 PM 0 0 0 Peak Hour Total 0 00 0 0 Southbound PHF SR 507 Eastbound 4:45 PM 5:00 PM 5:15 PM to to The Reserve at Palisades TIA 22 EXHIBIT F Single-Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 174 Avg. Num. of Dwelling Units: 246 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 9.43 4.45 - 22.61 2.13 Data Plot and Equation T = T r i p E n d s X = Number of Dwelling Units Study Site Average RateFitted Curve Fitted Curve Equation: Ln(T) = 0.92 Ln(X) + 2.68 R²= 0.95 Trip Gen Manual,11th Edition Institute of Transportation Engineers 0 500 1,000 1,500 2,000 2,500 3,0000 5,000 10,000 15,000 20,000 8/20/24, 5:31 PM itetripgen.org/query/PrintGraph2?code=210&ivlabel=UNITS210&timeperiod=AWDVTE&x=&edition=685&locationCode=General Ur… https://www.itetripgen.org/printGraph 1/1 The Reserve at Palisades TIA 23 EXHIBIT F Single-Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Setting/Location: General Urban/Suburban Number of Studies: 192 Avg. Num. of Dwelling Units: 226 Directional Distribution: 25% entering, 75% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.70 0.27 - 2.27 0.24 Data Plot and Equation T = T r i p E n d s X = Number of Dwelling Units Study Site Average RateFitted Curve Fitted Curve Equation: Ln(T) = 0.91 Ln(X) + 0.12 R²= 0.90 Trip Gen Manual,11th Edition Institute of Transportation Engineers 0 500 1,000 1,500 2,000 2,500 3,0000 500 1,000 1,500 2,000 8/20/24, 5:31 PM itetripgen.org/query/PrintGraph2?code=210&ivlabel=UNITS210&timeperiod=TASIDE&x=&edition=685&locationCode=General Urb… https://www.itetripgen.org/printGraph 1/1 The Reserve at Palisades TIA 24 EXHIBIT F Single-Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 208 Avg. Num. of Dwelling Units: 248 Directional Distribution: 63% entering, 37% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.94 0.35 - 2.98 0.31 Data Plot and Equation T = T r i p E n d s X = Number of Dwelling Units Study Site Average RateFitted Curve Fitted Curve Equation: Ln(T) = 0.94 Ln(X) + 0.27 R²= 0.92 Trip Gen Manual,11th Edition Institute of Transportation Engineers 0 500 1,000 1,500 2,000 2,500 3,0000 500 1,000 1,500 2,000 2,500 8/20/24, 5:32 PM itetripgen.org/query/PrintGraph2?code=210&ivlabel=UNITS210&timeperiod=TPSIDE&x=&edition=685&locationCode=General Urb… https://www.itetripgen.org/printGraph 1/1 The Reserve at Palisades TIA 25 EXHIBIT F He a t h & A s s o c i a t e s , I n c . Pi p e l i n e V o l u m e s - T h e R e s e r v e a t P a l i s a d e s T I A 8 / 2 6 / 2 0 2 4 1. S R 5 0 7 & P a l i s a d e s S t r e e t S E Pi p e l i n e P r o j e c t s PM P e a k H o u r 1. C & E C o m m e r c i a l Pi p e l i n e V o l u m e S u m m a t i o n s 2. Y e l m C i r c l e K 3. C o u n t r y M e a d o w E s t a t e s I 4. C o u n t r y M e a d o w E s t a t e s I I 1. C & E C o m m e r c i a l 3 1 5 . A r m o r S t o r a g e 2. Y e l m C i r c l e K 1 9 1 8 6 . H a b i t a t F o r H u m a n i t y - Y e l m 3. C o u n t r y M e a d o w E s t a t e s I 3 4 7 . L i b e r t y G r o v e 4. C o u n t r y M e a d o w E s t a t e s I I 1 2 8 . B l u e F e r n R a i l w a y R o a d 5. A r m o r S t o r a g e 9. T h e H u t c h ( ~ 5 0 % b u i l t & o c c u p i e d ) 6. H a b i t a t F o r H u m a n i t y - Y e l m 1 1 1 0 . W i l l o w G l e n n I V 7. L i b e r t y G r o v e 1 1 1 1 . 4 0 7 E Y e l m C o f f e e 8. B l u e F e r n R a i l w a y R o a d 3 6 1 2 . M i d d l e R o a d P l a t 9. T h e H u t c h 4 6 1 3 . T a h o m a R a n c h 10 . W i l l o w G l e n n I V 1 3 1 4 . D e u t s c h e r C o m m e r c i a l 11 . 4 0 7 E Y e l m C o f f e e 1 1 5 . T h e S u m m i t a t T h o m p s o n C r e e k 12 . M i d d l e R o a d P l a t 1 2 13 . T a h o m a R a n c h 9 9 14 . D e u t s c h e r C o m m e r c i a l 4 4 15 . T h e S u m m i t a t T h o m p s o n C r e e k 4 7 To t a l s 0 0 0 0 5 5 0 0 0 0 0 6 4 0 Th e R e s e r v e a t P a l i s a d e s T I A 26 EXHIBIT F ! " # $ " % & " ! ! " & ! ' ( $ ) & " ! ! " & ! " " " " " ' % % $ % " % " " ! " ( * ! + Th e R e s e r v e a t P a l i s a d e s T I A 27 EXHIBIT F ,Ğ Ă ƚ Ś Θ Ɛ Ɛ Ž Đ ŝ Ă ƚ Ğ Ɛ ͕ / Ŷ Đ dŚ Ğ Z Ğ Ɛ Ğ ƌ ǀ Ğ Ă ƚ W Ă ů ŝ Ɛ Ă Ě Ğ Ɛ d / ϴ Ͳ Ϯ ϲ Ͳ Ϯ Ϭ Ϯ ϰ Ŷ Ŷ Ƶ Ă ů ' ƌ Ž ǁ ƚ Ś Z Ă ƚ Ğ ͗ ϭ й η Ž Ĩ z Ğ Ă ƌ Ɛ ƚ Ž , Ž ƌ ŝ ǌ Ž Ŷ ͗ ϯ ϭ͘ ^ Z ϱ Ϭ ϳ Θ W Ă ů ŝ Ɛ Ă Ě Ğ Ɛ ^ ƚ ^ ^ Z ^ d ^ > t Z t d t > E Z E d E > Z d > ǆ ŝ Ɛ ƚ ŝ Ŷ Ő Ϯ ϭ ϭϭ ϵ ϰϵ ϳ ϲ ϴ Ϭ Ϭ ϯ ϰϭ ϵ ϰ Wƌ Ž ũ Ğ Đ ƚ d ƌ ŝ Ɖ Ɛ Ϭ Ϭ Ϭ Ϭ Ϭ ϮϬ ϭϭ Ϭ ϰ ϲ Ϭ Ϭ Wŝ Ɖ Ğ ů ŝ Ŷ Ğ Ϭ Ϭ Ϭ Ϭ ϱϱ Ϭ Ϭ Ϭ Ϭ Ϭ ϲϰ Ϭ tŝ ƚ Ś Ž Ƶ ƚ Ϯ ϭ ϭϭ ϵ ϱϲ ϳ ϲ ϴ Ϭ Ϭ ϯ ϰϵ ϲ ϰ tŝ ƚ Ś Ϯ ϭ ϭϭ ϵ ϱϲ ϳ Ϯϲ ϭϵ Ϭ ϰ ϵ ϰϵ ϲ ϰ ϮϬ Ϯ ϳ WD W Ğ Ă Ŭ , Ž Ƶ ƌ & Ž ƌ Ğ Đ Ă Ɛ ƚ / Ŷ ƚ Ğ ƌ Ɛ Ğ Đ ƚ ŝ Ž Ŷ s Ž ů Ƶ ŵ Ğ Ɛ Th e R e s e r v e a t P a l i s a d e s T I A 28 EXHIBIT F HCM 7th TWSC Existing 30 Peak Hour 1: SR 507 & Palisades St SE/105th Ave SE Synchro 12 Report Page 1 Intersection Int Delay, s/veh 0.5 Movement SEL SET SER NWL NWT NWR NEL NET NER SWL SWT SWR Lane Configurations Traffic Vol, veh/h 11120084419364979 Future Vol, veh/h 11120084419364979 Conflicting Peds, #/hr 000000000000 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length -----50-----50 Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 94 94 94 94 94 94 94 94 94 94 94 94 Heavy Vehicles, %1111111233141 Mvmt Flow 121200944463652910 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 996 999 529 998 1007 447 538 0 0 449 0 0 Stage 1 541 541 - 456 456 ------- Stage 2 454 457 - 542 551 ------- Critical Hdwy 7.11 6.51 6.21 7.11 6.51 6.21 4.11 - - 4.11 - - Critical Hdwy Stg 16.115.51-6.115.51------- Critical Hdwy Stg 26.115.51-6.115.51------- Follow-up Hdwy 3.509 4.009 3.309 3.509 4.009 3.309 2.209 - - 2.209 - - Pot Cap-1 Maneuver 224 244 552 224 242 613 1035 - - 1117 - - Stage 1 527 522 - 586 570 ------- Stage 2 587 569 - 526 517 ------- Platoon blocked, % - - - - Mov Cap-1 Maneuver 218 241 552 219 239 613 1035 - - 1117 - - Mov Cap-2 Maneuver 218 241 - 219 239 ------- Stage 1 522 518 - 583 567 ------- Stage 2 576 566 - 519 513 ------- Approach SE NW NE SW HCM Control Delay, s/v20.95 10.95 0.08 0.1 HCM LOS C B Minor Lane/Major Mvmt NEL NET NERNWLn1NWLn2 SELn1 SWL SWT SWR Capacity (veh/h)17 - - - 613 241 21 - - HCM Lane V/C Ratio 0.004---0.0140.0620.006-- HCM Control Delay (s/veh) 8.5 0 - 0 11 20.9 8.2 0 - HCM Lane LOS A A - A B C A A - HCM 95th %tile Q(veh) 0 - - - 0 0.2 0 - - The Reserve at Palisades TIA 29 EXHIBIT F HCM 7th TWSC Forecast 2027 PM Peak Hour 1: SR 507 & Palisades St SE/105th Ave SE Without Project Synchro 12 Report Page 1 Intersection Int Delay, s/veh 0.5 Movement SEL SET SER NWL NWT NWR NEL NET NER SWL SWT SWR Lane Configurations Traffic Vol, veh/h 11120084496365679 Future Vol, veh/h 11120084496365679 Conflicting Peds, #/hr 000000000000 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length -----50-----50 Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 100 100 100 100 100 100 100 100 100 100 100 100 Heavy Vehicles, %1111111233141 Mvmt Flow 11120084496365679 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1083 1086 567 1085 1094 498 576 0 0 499 0 0 Stage 1 579 579 - 506 506 ------- Stage 2 504 507 - 580 588 ------- Critical Hdwy 7.11 6.51 6.21 7.11 6.51 6.21 4.11 - - 4.11 - - Critical Hdwy Stg 16.115.51-6.115.51------- Critical Hdwy Stg 26.115.51-6.115.51------- Follow-up Hdwy 3.509 4.009 3.309 3.509 4.009 3.309 2.209 - - 2.209 - - Pot Cap-1 Maneuver 196 217 525 195 215 575 1002 - - 1070 - - Stage 1 503 502 - 551 542 ------- Stage 2 552 541 - 502 498 ------- Platoon blocked, % - - - - Mov Cap-1 Maneuver 190 214 525 191 212 575 1002 - - 1070 - - Mov Cap-2 Maneuver 190 214 - 191 212 ------- Stage 1 498 498 - 548 539 ------- Stage 2 541 538 - 495 493 ------- Approach SE NW NE SW HCM Control Delay, s/v23.25 11.35 0.07 0.09 HCM LOS C B Minor Lane/Major Mvmt NEL NET NERNWLn1NWLn2 SELn1 SWL SWT SWR Capacity (veh/h)14 - - - 575 211 19 - - HCM Lane V/C Ratio 0.004---0.0140.0660.006-- HCM Control Delay (s/veh) 8.6 0 - 0 11.4 23.3 8.4 0 - HCM Lane LOS A A - A B C A A - HCM 95th %tile Q(veh) 0 - - - 0 0.2 0 - - The Reserve at Palisades TIA 30 EXHIBIT F HCM 7th TWSC Forecast 2027 PM Peak Hour 1: SR 507 & Palisades St SE/105th Ave SE With Project Synchro 12 Report Page 1 Intersection Int Delay, s/veh 0.8 Movement SEL SET SER NWL NWT NWR NEL NET NER SWL SWT SWR Lane Configurations Traffic Vol, veh/h 1112401944969265679 Future Vol, veh/h 1112401944969265679 Conflicting Peds, #/hr 000000000000 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length -----50-----50 Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 100 100 100 100 100 100 100 100 100 100 100 100 Heavy Vehicles, %1111111233141 Mvmt Flow 1112401944969265679 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1123 1132 567 1128 1137 501 576 0 0 505 0 0 Stage 1 619 619 - 509 509 ------- Stage 2 504 513 - 620 628 ------- Critical Hdwy 7.11 6.51 6.21 7.11 6.51 6.21 4.11 - - 4.11 - - Critical Hdwy Stg 16.115.51-6.115.51------- Critical Hdwy Stg 26.115.51-6.115.51------- Follow-up Hdwy 3.509 4.009 3.309 3.509 4.009 3.309 2.209 - - 2.209 - - Pot Cap-1 Maneuver 184 204 525 182 203 572 1002 - - 1065 - - Stage 1 478 482 - 549 540 ------- Stage 2 552 538 - 478 477 ------- Platoon blocked, % - - - - Mov Cap-1 Maneuver 170 196 525 173 194 572 1002 - - 1065 - - Mov Cap-2 Maneuver 170 196 - 173 194 ------- Stage 1 461 465 - 546 537 ------- Stage 2 531 535 - 458 460 ------- Approach SE NW NE SW HCM Control Delay, s/v 25.4 14.07 0.07 0.37 HCM LOS D B Minor Lane/Major Mvmt NEL NET NERNWLn1NWLn2 SELn1 SWL SWT SWR Capacity (veh/h)14 - - 173 572 190 79 - - HCM Lane V/C Ratio 0.004 - - 0.023 0.033 0.074 0.024 - - HCM Control Delay (s/veh) 8.6 0 - 26.3 11.5 25.4 8.5 0 - HCM Lane LOS A A - D B D A A - HCM 95th %tile Q(veh) 0 - - 0.1 0.1 0.2 0.1 - - The Reserve at Palisades TIA 31 EXHIBIT F Chapter 1310 Intersections WSDOT Design Manua M 22-01.22 Page 1310-17 October 2023 Exhibit 1310-9 Left-Turn Storage Guidelines: Two-Lane, Unsignalized The Reserve at Palisades TIA 32 Forecast 2027 PM Peak Hour With Project SR 507 & Palisades St SE Total DHV: 1,111 vph Left Turn %: 26/1,111 = 2.3% Posted Speed: 40-mph Left Turn Lane: Warranted EXHIBIT F YD YD s s s s s s s s s s ss s s s s s ssssssss s s s s s s s s s s s s ss 422 42 2 422 420420 42 0 41 2 414 41 6 41 8 420 416418 410 4 2 0 4 1 2 41 4 4 1 6 41 8 42 2 42 2 40 0 39 6 398 402 40 4 40 6 40 8 39 4 390 38 2 384 38 6 38 8 392 394 396 398 37 0 38 0 362 364 366 36 8 37 2 37 4 37 8 360 36 2 3 5 6 3 5 8 35 8 36 4 36 6 366 36 8 362 364 366 370 364 366 36 8 37 0 36 636838 0 39 0 400 41 0 37 4 37 6 37 8 3 8 2 3 8 4 3 8 6 38 8 39 2 394 3 9 6 39 8 40 2 404 4 0 6 40 8 41 2 414 416 37 2 39 0 400 392 394 396 3 9 8 4 0 2 41 0 40 6 40 8 4 1 2 42 0 412 4 1 4 4 1 6 41 8 24 4 3 TR A C T A 33 3534 1315 8 TR A C T E 9101112 6 1416 TR A C T B 23 30 28 29 19 17 18 TR A C T C 22 32312120 36 TR A C T D 7 5 2 1 39 38 37 27 2625 ROAD A RO A D B RO A D A 39 0 40 0 41 0 38 8 39 2 39 4 39 6 39 8 40 2 40 4 40 6 40 8 41 2 41 4 41 6 420 418 422 420 414 416 418 422 4 2 2 3 8 0 380 39 0 40 0 410 37 8 378 382 384 386 38 8 39 2 39 4 39 6 398 40 2 40 4 406 40 8 41 2 414 416 39 0 38 2 38 4 38 6 38 8 39 2 39 4 39 6 39 8 40 0 4 0 2 39 4 394 396 39 6 40 4 40 6 40 8 41 2 4 1 2 414 41 4 41 4 416 416 416 418 42 0 41 8 42 2 420 412 414 416 418 410406408 412 414 416 360 370 3 8 0 35 2 35 4 35 6 35 8 362 364 366 368 3 7 2 37 4 3 7 6 37 8 3 8 2 3 8 4 36 0 37 0 352 354 356 358 3 6 2 3 6 4 3 6 6 36 8 37 2 37 4 37 6 37 8 380 3 7 2 3 7 4 37 6 37 8 382 38 4 3863 8 6 3 5 2 3 5 4 3 5 6 404 406 408 412 414400398 402 404 PALISAD E S S T S E S R 5 0 7 PA L I S A D E S S T S E PE R Y E L M M U N I C I P A L C O D E 18 . 5 5 . 0 2 0 C S T R E E T S C A P E S TR E E S S H A L L B E S P A C E D 1 P E R 3 5 L F S T A R T I N G 1 5 ' F R O M TH E P R O P E R T Y L I N E TH E M E S H A L L B E A R A T I O O F 3 S T R E E T T R E E S T O 1 A C C E N T T R E E ST R E E T T R E E S A D J U S T E D T O AC C O M O D A T E U N D E R G R O U N D UT I L I T I E S 24007' 11''18005' 11''24007' 11'' MY C MY CMY C MY C MY C MY C MY C MY C MY C MY C MY C MY C MY C MY C MY C CAR T E R L O O P R O A D CITY O W N E D P A R C E L EN L A R R G E D P A R K P L A N O N S H E E T L 2 Kn o w w h a t ' s be l o w . be f o r e y o u d i g . Ca l l R LA N D S C A P E P L A N 0 60 60 12 0 30 N X- R E F S : CI V I L PL O T S C A L E : 1: 1 DR A W I N G S C A L E S : 1 : 6 0 DR A W I N G C O N T E N T S LA N D S C A P E PL A N DR A W I N G N O . : L1 1 O F 3 PL A N T L E G E N D T R E E S SY M B O L QT Y DE S C R I P T I O N S I Z E 15 Ac e r t r u n c a t u m x A . p l a t a n o i d e s ' W a r r e n r e d P a c i f i c S u n s e t M a p l e 2" C a l . M i n We l l F o r m e d 6 St y r a x j a p o n i c a J a p a n e s e S n o w b e l l 2" C a l . M i n We l l F o r m e d 38 Ca r p i n u s b e t u l u s ' F a s t i g i a t a ' P y r a m i d a l E u r o p e a n H o r n b e a m 2" C a l . M i n We l l F o r m e d 15 Ce r c i d i p h y l l u m j a p o n i c u m K a t s u r a T r e e 2" C a l . M i n We l l F o r m e d 6 Ch a m a e c y p a r i s n o o t k a t e n s i s ' P e n d u l a ' W e e p i n g A l a s k a n C e d a r 6' H t . M i n . Co m p a c t / F u l l 3 Ac e r r u b r u m ' O c t o b e r G l o r y ' O c t o b e r G l o r y R e d M a p l e 2" C a l . M i n We l l F o r m e d 19 Pi n u s c o n t o r t a S h o r e P i n e 6' H t . M i n . Co m p a c t / F u l l S H R U B S & G R O U N D C O V E R S SY M B O L QT Y DE S C R I P T I O N S I Z E 21 Be r b e r i s a q u i f o l i u m T a l l O r e g o n G r a p e 3 G a l . M i n . 11 Rh o d o d e n d r o n m a c r o p h y l l u m P a c i f i c R h o d o d e n d r o n 3 G a l . M i n . 15 Sy m p h o r i c a r p o s a l b u s S n o w b e r r y 3 G a l . M i n . 14 Po t e n t i l l a g r a c i l i s W e s t e r n C i n q u e f o i l 3 G a l . M i n . 25 Po l y s t i c h u m m u n i t u m S w o r d F e r n 1 G a l . M i n . 15 My r i c a c a l i f o r n i c a P a c i f i c W a x M y r t l e 3 G a l . M i n . 30 Ac e r c i r c i n a t u m V i n e M a p l e 5 G a l . M i n . Hy d r o s e e d f o r T y p i c a l L a w n A r e a s SU N M A R K N A T I V E E C O T U R F - Su n m a r k S e e d s w w w . s u n m a r k s e e d s . c o m Bo t a n i c a l N a m e C o m m o n N a m e % b y W e i g h t Fe s t u c a r u b r a N a t i v e R e d F e s c u e 4 5 % Bo u t e l o u a g r a c i l i s B l u e G r a m a 2 5 % Bu c h a t e d a c t y l o i d e s B u f f a l o g r a s s 2 0 % Ko e l e r i a m a c r a n t h a P r a i r i e J u n e g r a s s 7 % Tr i f o l i u m f r a g i f e r u m S t r a w b e r r y C l o v e r 3 % 1 l b s p e r 1 , 0 0 0 S F o r 4 3 . 6 7 l b s p e r a c r e UP L A N D D R Y C O N D I T I O N N A T I V E S E E D M I X ( B U F F E R S ) Co l o n i a l B e n t g r a s s A g r o s t i s t e n u i s 1 5 % Ta l l F e s c u e F e s t u c a a r u n d i n a c e a 4 0 % Pe r e n n i a l R y e g r a s s L o l i u m p e r e n n e 3 0 % Cr e e p i n g R e d F e s c u e F e s t u c a r u b r a 1 5 % AP P L Y A T T H E R A T E O F 1 2 0 L B S P E R A C R E . RE F E R T O T H E K E Y M A P F O R W E T L A N D A N D U P L A N D P L A N T I N G A R E A S . SI T E E Q U I P M E N T SY M B O L QT Y DE S C R I P T I O N 4 6' L O N G B E N C H W I T H B A C K 1 PL A Y T O Y - O W N E R ' S C H O I C E 1 PI C N I C T A B L E 6 ' L O N G - O W N E R ' S C H O I C E 1 PI C N I C T A B L E A D A - O W N E R ' S C H O I C E MY C 24007' 11'' 18005' 11'' 24007' 11'' ww w . n a t u r e b y d e s i g n i n c . c o m 13 2 0 A l a m e d a A v e n u e , S u i t e B , F i r c r e s t , W A 9 8 4 6 6 25 3 . 4 6 0 . 6 0 6 7 AG E N C Y RE V I E W FE B R U A R Y 1 8 , 2 0 2 5 RESERVE AT PALISADES 15036 SR-507 SE YELM, WA 98597 GARRETTE CUSTOM HOMES, INC. 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 PR O J E C T N O : 25 0 4 1 FI L E N A M E : 25 0 4 1 L S A DR A W N B Y : EM K CH E C K E D B Y : KL O OR I G . S H E E T S I Z E 2 2 X 3 4 RE V I S I O N S : DR A W I N G I S S U E D F O R : DA T E : NO T E : R E P L A C E M E N T T R E E S A R E T O B E S E L E C T E D O F F O F T H E C I T Y O F Y E L M ' S RE C O M M E N D E D S T R E E T T R E E L I S T Th e R e s e r v e a t P a l i s a d e s T I A 33EXHIBIT F RA C T D 24007' 1 1 ' ' 18005' 11 ' ' 240 0 7' 1 1 ' ' MY C CAR T E R L O O P R O A D CITY O W N E D P A R C E L EX I S T I N G B A S K E T B A L L C O U R T WI T H N E W H O O P & N E T BE N C H NE W P L A Y S T R U C T U R E NE W P L A N T I N G B U F F E R OP E N L A W N P L A Y S P A C E NE W P E D E S T R I A N P A T H W A Y BE N C H PI C N I C T A B L E PI C N I C T A B L E Kn o w w h a t ' s be l o w . be f o r e y o u d i g . Ca l l R EN L A R G E D P A R K PL A N 0 20 20 40 10 N X- R E F S : CI V I L PL O T S C A L E : 1: 1 DR A W I N G S C A L E S : 1 : 2 0 DR A W I N G C O N T E N T S EN L A R G E D P A R K PL A N DR A W I N G N O . : L2 2 O F 3 ww w . n a t u r e b y d e s i g n i n c . c o m 13 2 0 A l a m e d a A v e n u e , S u i t e B , F i r c r e s t , W A 9 8 4 6 6 25 3 . 4 6 0 . 6 0 6 7 AG E N C Y RE V I E W FE B R U A R Y 1 8 , 2 0 2 5 RESERVE AT PALISADES 15036 SR-507 SE YELM, WA 98597 GARRETTE CUSTOM HOMES, INC. 4802 TACOMA MALL BOULEVARD TACOMA, WA 98409 PR O J E C T N O : 25 0 4 1 FI L E N A M E : 25 0 4 1 L S A DR A W N B Y : EM K CH E C K E D B Y : KL O OR I G . S H E E T S I Z E 2 2 X 3 4 RE V I S I O N S : DR A W I N G I S S U E D F O R : DA T E : Th e R e s e r v e a t P a l i s a d e s T I A 34EXHIBIT F 2 9 + 0 0 3 0 + 0 0 3 1 + 0 0 92 . 0 0 ' RO W W I D T H 65 . 6 5 ' T O RO A D CE N T E R L I N E 41 . 7 0 ' RO W T O F A C E O F C U R B (V A R I E S ) PR O P O 5. 0 0 ' OSE D S I D E W A L K 5. 0 0 ' PR O P O S E D SI D E W A L K PR O P O S E D MI D B L O C K CR O S S I N G EX I S T I N G C O U R T LO C A T I O N 22 1 5 N o r t h 3 0 t h S t r e e t , Su i t e 3 0 0 , Ta c o m a , W A 9 8 4 0 3 25 3 . 3 8 3 . 2 4 2 2 T E L 25 3 . 3 8 3 . 2 5 7 2 F A X JO B N O . DA T E : RE S E R V E A T P A L I S A D E S SR 5 0 7 - P R O P O S E D S I D E W A L K AN D C R O S S W A L K L A Y O U T A 22 2 0 3 4 8 . 1 0 3/ 1 4 / 2 0 2 5 N GR A P H I C S C A L E 03 06 0 1" = 3 0 F E E T 15 PR O P O S E D S I D E W A L K A N D CR O S S W A L K L O C A T I O N AD J U S T T O M A I N T A I N E X I S T I N G UT I L I T Y C A B I N E T A N D A R R O W ST R I P I N G S PR O P O S E D S I D E W A L K LO C A T I O N P E R C I T Y O F Y E L M AR T E R I A L R O A D S E C T I O N PR O P O S E D S I D E W A L K LO C A T I O N P E R C I T Y O F Y E L M AR T E R I A L R O A D S E C T I O N Th e R e s e r v e a t P a l i s a d e s T I A 35 EXHIBIT F SECTION D107 ONE-OR TWO-FAMILY RESIDENTIAL DEVELOPMENTS D107 .1 One-or two-fami ly dwelling residen tial developments. 1Ns1GHr s Developments of one-or two-fami ly dwellings where the number of dwelling units exceeds 30 shall be provided wi th two separate and approved fire apparatus access roads. Exceptions: 1.Where th e re are m or e than 30 dwelling units ac cessed from a s ing le public or private fire apparatus access ro ad and all dwelling units are equippe d th roughou t with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 o r 903.3.1.3, access fro m two dire cti ons sha ll not be required . 2.T he number of dwelling unitsa c cessed fro m a single fire apparatus access road s hall not be increased u nless fire apparatus access roads will connect with fu ture devel opmen t, as determ in ed by the ftre code official. >INSIGHTS (3) EXHIBIT G Good Evening, I am writing to strongly oppose the proposed 39-home development that plans to use Palisades St SE as its sole access point. Based on a thorough review of Yelm Municipal Code (YMC) 18.52.080, this development does not meet the legal requirements for road access and creates serious safety risks for current and future residents. 1. Violation of YMC 18.52.080 – Multiple Access Points Required The law is clear: subdivisions with 25 or more homes must provide more than one access point connecting to an arterial or collector street. •Currently, our street serves 24 homes, and this development would increase that to 63 homes with only one entrance. •Since the State has denied additional road access, this development cannot legally comply with the municipal code and must be denied outright. •This rule exists for public safety—to ensure emergency vehicles can reach residents and to prevent dangerous bottlenecks during evacuations or road obstructions. If this project does not meet the legal access requirements, it cannot legally proceed. 2. Section 18.52.080(D) – No Justification for Single Access Approval The developers may argue that Section D, which states “no other practical and feasible access is available”, justifies allowing this development with only one access point. However, this provision does not apply to the overall subdivision—it only applies to individual lot driveways accessing an arterial street. •The requirement for two access points for subdivisions of 25+ homes remains legally binding. •Section D does not override this rule—it only applies when an individual lot lacks an internal street connection. •Since the developer cannot provide the legally required second access, the solution is not to override safety laws but to recognize that this project cannot legally move forward. This section exists to prevent unsafe direct driveway access onto arterials, not to waive the rule requiring multiple subdivision access points. Yelm’s own hearing examiner has upheld EXHIBIT H this interpretation, reinforcing that safety requirements cannot be ignored simply because a developer lacks alternative access. 3. Section 18.52.080(C) – No Hardship Exists to Justify This Development Developers may attempt to argue that an exception should be granted under Section C of YMC 18.52.080, claiming a “significant hardship” if the development is not approved as planned. However, this argument fails both legally and logically for the following reasons: •Financial or design inconvenience is not a valid hardship. The city does not grant exceptions simply because an alternative design is less profitable or more difficult to implement. •A hardship must be unique to the property and not self-created. The fact that an alternative access was denied by the State does not mean this development is entitled to proceed with only one access. Instead, it means the development should not be approved at all. •Public safety takes priority over a developer’s financial interests. Allowing 63 homes with a single access point creates serious risks for emergency response and traffic congestion. Since no significant hardship exists, the developer does not qualify for an exception under Section C. 4. Sections A and B – Both Must Be Met (and They Are Not) Under YMC 18.52.080, the Public Works Director can only approve an exception if all four conditions (A, B, C, and D) are met. That means even if a developer claims a hardship under Section C, they must also prove: •(A) That sight distance and traffic safety standards are met (which has not been demonstrated). •(B) That this development will not jeopardize public safety (which it absolutely does). •(D) That no other practical access is available (which does not justify violating the two-access requirement). With public safety already compromised and no valid hardship, this project fails the requirements for an exception and remains non-compliant with Yelm’s municipal code. EXHIBIT H 5. Precedents Show Yelm Has Enforced This Rule Strictly Past cases confirm that Yelm does not allow exceptions for developments that fail to meet the two-access requirement. • In the Country Meadows Estates Phase 2 project (2024), the developer attempted to move forward with only one access point. However, the city capped the project at 25 homes until a second access was provided. • This demonstrates that the city has previously enforced the two-access requirement and has not allowed developments to bypass it through exceptions. • The same legal standard applies here—this development must not be approved unless it meets the legal access requirement. 6. Public Safety and Infrastructure Risks Make Approval Unacceptable Beyond the legal violations, this project creates unacceptable risks for both existing and future residents: • Emergency Response Delays – A single access point creates dangerous delays for fire, medical, and police services. • Evacuation Concerns – In the event of a fire, earthquake, or other emergency, residents would have no secondary escape route. • Traffic Congestion – Increasing the home count to 63 homes on a single road will create major traffic delays and safety hazards. • Water Pressure Issues – Our neighborhood relies on a water pumping station to supply pressure due to elevation. Adding 39 more homes could drop pressure below legal limits, violating the Uniform Plumbing Code (UPC) standard of 20 psi minimum pressure. These risks demonstrate why Yelm’s safety laws exist in the first place—this development would put residents at unnecessary risk and cannot responsibly be approved. 7. Conclusion – This Project Must Be Denied This project is in clear violation of YMC 18.52.080 and presents significant risks to public safety. EXHIBIT H • Section 18.52.080(D) does not provide an exception—if no alternative access exists, then this project should not be approved at all. • Section 18.52.080(C) does not justify approval—no legitimate hardship exists that overrides the safety risks. • Public safety must come first. If the city allows this project to move forward despite clear violations of the law, residents will be forced to pursue legal remedies to ensure compliance with municipal and state regulations. I urge you to deny this unsafe and unlawful development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ountry Meadows Estate Phase 2 Page 1 of 5 City of Yelm Public Hearing before the Hearing Examiner May 23, 2024 at 9:30AM Title: Country Meadows Estate Phase 2 File number: 2023.0164 Project Description: The applicant proposes a two-phase development with Phase 2 creating 29 single family residential lots. Developer: Evan Mann for Copper Ridge LLC, PO Box 73790, Puyallup, WA 98373 Parcel number: 22730410000 Parcel size: 4.81 acres; approx. 209,638 sq ft Zoning: R-6, Moderate density residential Background The proposed Country Meadows Estates Phase 2 is bounded by private property to the north, east, and south, and Morris Road SE to the east. The plat is in the city of Yelm, Thurston County. The project site is approximately 4.81 acres on Parcel 22730410000. The site is vacant land and was recently annexed into the city of Yelm and is zoned R-6, Moderate-Density residential. The proposal will include 29 single-family, detached residences in Phase 2. The development will include infrastructure improvements, including stormwater management facilities, utilities, sewer, recreational open space, and public roads. This plat will extend a local public road to a proposed development known as Country Meadows Estates Phase 1 to the west. It is anticipated that Phase 1 will be developed first and that this plat will complete a local road connection that will allow through traffic between Vancil Road SE and Morris Road SE. A TIA has been submitted with this application that provides traffic volumes for the Phase 2 development. This TIA evaluates traffic patterns for both phases of development (Phase 1 is under separate application). Country Meadows Estates Phase 2 has a connection to sewer and water out to Morris Road SE. The water will stub to the property to the east for looping of water infrastructure. If Phase 1 is delayed and Phase 2 is developed first, the utility systems will function consistent with a local road cul-de-sac. Stormwater runoff from this plat is managed independently of other phases of development. The plat will include its own underground infiltration and treatment system, specifically sized to manage stormwater from the public right-of-way and open space tracts. Stormwater runoff from the individual lots will be collected and infiltrated on lot in individual drywells or infiltration systems. The final design will be in accordance with the most recent Washington State Department of Ecology Stormwater Management Manual for Western Washington (SWMMWW). CONSTRUCTION SCHEDULE This plat is intended to be constructed after the completion of Country Meadows Estates Phase 1 (under separate application) but can be constructed independently of Phase 1. The plat improvements connect to Morris Road SE. Up to 24 lots of the 29 proposed lots can be constructed with this phase of development prior to the planned connection to Phase 1. A temporary cul-de-sac would be required (as a condition of construction plan approval) in the event that Phase 1 is delayed. Construction of Phase 1, which is being submitted under separate application, is expected to begin in the fall of 2024. The second phase of development is anticipated to begin construction in the spring of 2025. EXHIBIT J Country Meadows Estate Phase 2 Page 2 of 5 If Phase 1 development is delayed, Phase 2 will extend public roads to the common boundary of Phase 1 to allow expansion of the residential neighborhood in the future per City of Yelm standards. The developer is aware that the hearing examiner’s approval of the Preliminary Plat is good for five years. The proposed preliminary plat and project description are attached as Exhibit A. Notice of Application This project was declared a complete application on November 1, 2023. Published in the Nisqually Valley News on November 9, 2023. Mailed to property owners within 300 feet on November 16, 2023. The comment period ended on December 1, 2023. All public comments are attached as Exhibit B. Environmental Review Supporting documents submitted with the SEPA checklist are as follows: •Stormwater Report by AHBL •GeoTech Report by Earth Solutions NW •Traffic Impact Analysis by Heath and Associates •Morris Road Mazama Pocket Gopher and Regulated Prairie Absence Report by Land Services The SEPA checklist was distributed to affected agencies November 9, 2023, via email. An DNS for this project was issued on March 7, 2024. Exhibit C contains the distribution list, SEPA checklist, supporting documents, comments from affected agencies, and the final determination. Notice of Public Hearing Notice of this public hearing was published in the Nisqually Valley News on May 9, 2023. Notice of the public hearing was mailed to all property owners within 300 feet of the site on May 9, 2023. As of the date of this report, no public comments have been received. EXHIBIT J Country Meadows Estate Phase 2 Page 3 of 5 Code Review YMC 18.32.020 Permitted uses. The following uses are allowed within the moderate-density residential zoning district, subject to the project approvals and design standards of the Unified Development Code: A.Single-family residential units; B.Duplexes; C.Multifamily dwellings; D.Townhouses; E.Manufactured housing communities; F.Planned residential development; G.Secondary dwelling units; H.Residential care facilities; I.Home occupations; J.Family home child care providers; K.Attached and co-located wireless facilities; L.Essential public facilities. Staff finds that the proposal for 29 single family homes is permitted. YMC 18.59.030 Multiple building and large lot development. For developments with multiple buildings or large lots, mitigate impacts with the following: A.Provide for connecting streets and public transportation. B.Connect all on-site activities to adjacent pedestrian routes and street rights-of-way. C.Design buildings to complement adjacent activities and visual character. D.Incorporate open space and landscaping as a unifying element. E.Incorporate screening, environmental mitigation, utilities and drainage as positive design elements. Staff finds that all public transportation and pedestrian routes are connected in a way consistent with the City’s street plans. Staff further finds that this development is bordered by single family homes to the east and north and as such will complement the adjacent activities. Landscaping, utilities and screening will be addressed at a later phase in the development. YMC 18.14.050 Preliminary subdivisions. 1.When Required. A preliminary subdivision is required for the division of land into 25 or more lots for the purpose of sale, lease, or transfer of ownership, or for the division of land into 10 or more lots when a public hearing on an administrative subdivision is requested pursuant to RCW 58.17.095(1). 2.Decision Making Authority. The hearing examiner shall process preliminary subdivisions as provided in Chapter 18.10 YMC. 3.Criteria for Approval. A preliminary subdivision shall be approved if: 1.Appropriate provisions are made for the public health, safety and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds, sidewalks and other features assuring safe walking conditions for students who only walk to and from school; 2.The public use and interest will be served by the platting of such subdivision and any dedication; 3.The proposed subdivision is in conformity with applicable zoning and other development regulations; EXHIBIT J Country Meadows Estate Phase 2 Page 4 of 5 4.Public facilities impacted by the proposed subdivision will be adequate and available to serve the subdivision concurrently with the development or a plan to finance needed public facilities in time to assure retention of an adequate level of service; 5.The project is within an approved sewer service area with capacity to serve all lots within the subdivision. 4.Term. Approval of a preliminary subdivision shall be for five years from the date of approval. Staff finds that all appropriate provisions are made for public health, safety and general welfare as noted in YMC 18.14.050(C)(1). Staff further finds that the public use and interest will be served by this subdivision and it is consistent with all applicable zoning and development regulations. Public facilities impacted by this proposal are adequate and available and the approved sewer service area has capacity to serve the development. Staff recommendation Staff recommends preliminary approval of Country Meadows Estate Phase 2 be approved with the following conditions: 1.Each of the “20.00’ SHARED ACCESS DRIVEWAY EASEMENTS” should be labelled as an “easement for utilities and ingress and egress”. 2.The water main and the sanitary force main each need to be extended to the west property boundary. 3.Please provide fire flow, lighting plan, monument plans and the detail, retaining wall calculation and details, and Signature Approval Block (leave room the electronic signature block (4” wide x 2” high) – All Sheets) by the time of submitting for the Civil Plan Review. 4. Please provide the information for existing/abandon well and septic. 5. The Joint-use driveways dimensions are shown different. Please make sure the submittals do not conflict with each other. 6.Another Fire hydrant may be needed based on what will be proposed on Phase 1. 7. Landscaping: a.Please provide a note and detail (City of Yelm Development Guidelines - Chapter 2 - Transportation Details DWG. NO. 2-19) for all the trees that planted within 6’ of the curb or sidewalk must have a root barrier (by the time of submitting for the Civil Plan Review). b.YMC 18.55.020 Types of landscaping. “f. Planting theme shall be a ratio of three street trees to one accent tree.” c.Please provide a list of existing trees including the ones that will be removed from the site and the ones that will be retained. d.Please include the scientific name. 8.The attached plans for Phase 1 are marked up with needed corrections. Exhibit D. 9.Preliminary approval for this project is for only five (5) years from the date of the decision. Knowledge of this deadline is the sole responsibility of the applicant, and notifications of deadlines may not be issued prior to the deadline. EXHIBIT J Country Meadows Estate Phase 2 Page 5 of 5 Exhibit A: Preliminary Plat and project description Exhibit B: Public comments Exhibit C: SEPA distribution list, SEPA checklist, supporting documents, comments from affected agencies, and the final determination Exhibit D: Marked up plans that show required corrections. EXHIBIT J 56.00' ROW VANCIL CT SE MO R R I S R D S E COUNTRY MEADOWS ESTATES PHASE 1 PRELIMINARY PLAT (NOT APPROVED) 7091 S.F. 17 20.00' JOINT USE DRIVEWAY EASEMENT 20.00' JOINT USE DRIVEWAY EASEMENT ROAD B 5115 S.F. TRACT B OPEN SPACE 13182 S.F. TRACT A PARK AND STORM 75 . 1 2 ' 11.31' 5 5 .6 4 ' 81 . 8 4 ' 66.53' 3 4 .0 2 '12.23' 3 2 .9 1 ' 10 6 . 7 7 ' 75.00' 4370 S.F. 18 4409 S.F. 19 4408 S.F. 20 4407 S.F. 21 4407 S.F. 22 4406 S.F. 23 4405 S.F. 24 4404 S.F. 25 4403 S.F. 26 4402 S.F. 27 4401 S.F. 28 5418 S.F. 29 6576 S.F. 16 5978 S.F. 15 5376 S.F. 12 5250 S.F. 11 4200 S.F. 10 4200 S.F. 9 5250 S.F. 8 5250 S.F. 5 5250 S.F. 4 4200 S.F. 3 4200 S.F. 2 4200 S.F. 1 8676 S.F. 68658 S.F. 78723 S.F. 13 8612 S.F. 14 3 4 .7 3 ' 5.51' 11 0 . 2 4 ' 40.00' 40.00' 11 0 . 2 2 ' 40.00' 40.00' 11 0 . 2 0 ' 40.00' 40.00' 11 0 . 1 8 ' 40.00' 40.00' 11 0 . 1 5 ' 40.00' 40.00' 11 0 . 1 3 ' 40.00' 40.00' 11 0 . 1 1 ' 40.00' 40.00' 11 0 . 0 8 ' 40.00' 40.00' 11 0 . 0 6 ' 40.00' 40.00' 11 0 . 0 4 ' 40.00' 40.00' 11 0 . 0 2 ' 40.00' 30.05'31.4 3 ' 89 . 9 8 ' 50.00' 50.01' 12 7 . 8 5 ' 3 9 .3 8 '11.21' 13 2 . 3 4 ' 50.00' 11 0 . 0 0 ' 1 2 .6 6 '12.23' 2 8 .2 6 ' 50.00' 10 5 . 0 7 ' 44.45' 5 0 .5 6 ' 11 1 . 8 7 ' 50.00' 10 5 . 0 0 ' 44.45' 15.00'25.00' 10 5 . 0 0 ' 40.00' 10 5 . 0 0 ' 40.00' 40.00' 10 5 . 0 0 ' 50.00' 50.00' 10 5 . 0 0 ' 50.00' 10 5 . 0 0 ' 50.00'50.00' 10 5 . 0 0 ' 50.00' 15.00'25.00' 10 5 . 0 0 ' 40.00' 40.00' 10 5 . 0 0 ' 40.00' 40.00' 10 5 . 0 0 ' 40.00' 16 5 . 9 4 ' 125.00' 61 . 0 8 ' 50.00' 60 . 8 0 ' 125.00' 10.00' 17 5 . 2 8 ' 125.00' 5 0 .5 6 ' 68 . 4 1 ' 109.89' 1 0 .5 2 ' 50 1 + 0 0 50 2 + 0 0 50 3 + 0 0 50 4 + 0 0 50 5 + 0 0 50 6 + 0 0 50 7 + 0 0 50 7 + 2 4 EP: 507+24.05 105+0 0 10 6 + 0 0 10 7 + 0 0 10 8 + 0 0 10 9 + 0 0 11 0 + 0 0 11 0 + 1 5 PC : 1 0 4 + 7 4 . 5 5 PT: 105+49.94 PI: 107+57.94 EP: 110+14.52 14+00 15+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 22+33 N68° 59 ' 2 9 " E 12.23' S88° 28' 34"E 515.59' L =7 8 .6 5 'R =2 0 0 .0 0 'Δ =2 2 °3 1 '5 7 " L =7 8 .6 5 'R =2 0 0 .0 0 'Δ =2 2 °3 1 '5 7 " 10.00' UTILITY EASEMENT (TYP.) 10.00' UTILITY EASEMENT (TYP.) BUILDING SETBACKS (TYP.) BUILDING SETBACKS (TYP.) R20.00' R20.00' 146.24' 14 6 . 2 6 ' 3 1 .4 0' 21.16' 96 . 0 0 ' 56 . 0 0 ' ROAD B STA: 22+02.79 = MORRIS RD SE STA: 504+70.22 28.00' 28.00' ROAD B STA: 13+81.78 = ROAD A STA: 107+57.94 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below.before you dig.Call R 253.383.2572 FAX 9 MW/SK 8/23/2023 PRELIMINARY PLAT 2230299.10 P.O.BOX 73790 PUYALLUP, WA 98373 KURT WILSON / EVAN MANN COPPER RIDGE LLC COUNTRY MEADOWS ESTATES PHASE 2 PRELIMINARY PLAT A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 17 N., RGE. 02 E., W.M., CITY OF YELM, THURSTON COUNTY, WASHINGTON. COUNTRY MEADOWS ESTATES PHASE 2 PRELIMINARY PLAT DATE: August 3, 2023 FILENAME: Q:\2023\2230299\10_CIV\CAD\_Preliminary Plat\2230299-SH-PLAT MAP.dwg C1.1 3 PLAT MAP GRAPHIC SCALE 0 40 80 1" = 40 FEET 20 N TRACT IDENTIFICATION ITEM SQUARE FEET ACRES TRACT 'A' - OPEN SPACE / PARK / STORM 13,182 0.30 TRACT 'B' - OPEN SPACE 5,115 0.11 LOT SETBACKS -SINGLE FAMILY FRONT YARD 15 FT* SIDE YARD 5 FT 15 FT (CORNER LOT) REAR YARD 25 FT STATISTICAL BREAKDOWN ITEM DESCRIPTION OR AREA SQUARE FEET ACRES SITE AREA 209,638 CRITICAL AREAS PROPOSED ONSITE ROAD ROW EXISTING & PROPOSED ZONING: 0 35,809 R-6, RESIDENTIAL MAXIMUM DENSITY (6 DU/ACRE) TOTAL NO. OF LOTS PROPOSED (SINGLE FAMILY) LARGEST LOT AREA (LOT 13) SMALLEST LOT AREA (LOTS 1, 2, 3, 9, AND 10) AVERAGE LOT AREA TOTAL IMPERVIOUS SURFACE (57.10%) ROAD ROOF AREA (2,500 SF x 29 UNITS) 4.81 0.00 29 0.82 28.86 (USE 29) 8,723 4,200 0.20 0.10 5,377 0.12 0.57 14,500 0.33 109,220 2.51 24,875 72,500 1.66 DRIVEWAYS (500 SF x 29 UNITS) OPEN SPACE (5% MINIMUM = 10,476 SF)17,321 0.39 09/01/2023 Exhibit A EXHIBIT J MO R R I S R D S E COUNTRY MEADOWS ESTATES PHASE 1 PRELIMINARY PLAT (NOT APPROVED) 17 ROAD C 22730410100 KABUNUCK 22730410000 SUTLEY 22730410800 ALEXANDER 14 13 7 6 16 15 12 11 10 9 8 5 4 3 2 1 TRACT A TRACT B 18 19 20 21 22 23 24 25 26 27 28 29 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below.before you dig.Call R 253.383.2572 FAX 9 MW/SK 8/23/2023 PRELIMINARY PLAT 2230299.10 P.O.BOX 73790 PUYALLUP, WA 98373 KURT WILSON / EVAN MANN COPPER RIDGE LLC COUNTRY MEADOWS ESTATES PHASE 2 PRELIMINARY PLAT A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 17 N., RGE. 02 E., W.M., CITY OF YELM, THURSTON COUNTY, WASHINGTON. COUNTRY MEADOWS ESTATES PHASE 2 PRELIMINARY PLAT DATE: September 1, 2023 FILENAME: Q:\2023\2230299\10_CIV\CAD\_Preliminary Plat\2230299-SH-COVR.dwg C0.1 1 COVER SHEET GRAPHIC SCALE 0 50 100 1" = 50 FEET 25 N AHBL ENGINEERS, PLANNERS, & SURVEYORS 2215 NORTH 30TH STREET, SUITE 300 TACOMA, WA 98403 PH. (253) 383-2422 FAX (253) 383-2572 CONTACT: MATT WEBER, P.E. COPPER RIDGE, LLC P.O.BOX 73790 PUYALLUP, WA 98403 CONTACT: EVAN MANN AHBL ENGINEERS, PLANNERS, & SURVEYORS 2215 NORTH 30TH STREET, SUITE 300 TACOMA, WA 98403 PH. (253) 383-2422 FAX (253) 383-2572 CONTACT: DAVE FOLLANSBEE, PLS. IF WORKERS ENTER ANY TRENCH OR OTHER EXCAVATION FOUR OR MORE FEET IN DEPTH THAT DOES NOT MEET THE OPEN PIT REQUIREMENTS OF WSDOT SECTION 2-09.3(3)B, IT SHALL BE SHORED AND CRIBBED. THE CONTRACTOR ALONE SHALL BE RESPONSIBLE FOR WORKER SAFETY AND AHBL ASSUMES NO RESPONSIBILITY. ALL TRENCH SAFETY SYSTEMS SHALL MEET THE REQUIREMENTS OF THE WASHINGTON INDUSTRIAL SAFETY AND HEALTH ACT, CHAPTER 49.17 RCW. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE APPROXIMATE ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR ITS REPRESENTATIVE. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK AND AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES THAT HAPPEN DUE TO THE CONTRACTOR'S FAILURE TO LOCATE EXACTLY AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. AHBL ASSUMES NO LIABILITY FOR THE LOCATION OF UNDERGROUND UTILITIES. IMPORTED FILL MATERIAL SHALL NOT CONTAIN PETROLEUM PRODUCTS, OR SUBSTANCES WHICH ARE HAZARDOUS, DANGEROUS, TOXIC, OR WHICH OTHERWISE VIOLATE ANY STATE, FEDERAL, OR LOCAL LAW, ORDINANCE, CODE, REGULATION, RULE, ORDER, OR STANDARD. TRENCH NOTE UTILITY NOTE FILL SPECIFICATION LEGAL DESCRIPTION BASIS OF BEARING VERTICAL DATUM DEVELOPER CIVIL ENGINEER SURVEYOR CUT = 12,500 CU. YDS FILL = 700 CU. YDS NET = 11,800 CU. YDS EXPORT NOTE: THE ABOVE QUANTITIES ARE ESTIMATES ONLY INTENDED FOR THE PERMITTING PROCESS. DO NOT USE FOR BID PURPOSES. THE QUANTITIES DO NOT HAVE STRIPPING, COMPACTION, OR CUT OR FILL ADJUSTMENT FACTORS APPLIED TO THEM, NOR DO THEY ACCOUNT FOR ROADWAY SECTION. NO WETLANDS HAVE BEEN DELINEATED ON-SITE OR IMMEDIATELY ADJACENT TO THE PROJECT SITE. PROJECT SITE SCALE 1"=50' WETLAND DELINEATION EARTHWORK QUANTITIES SITE DATA PARCEL NUMBER: 22730410000 ADDRESS: MORRIS RD SE YELM, WA 98597 SITE AREA:209,638 SF (4.81 AC) EXISTING ZONING: R6, RESIDENTIAL EXISTING PROPOSED LEGEND NAVD 1988 VERTICAL DATUM ON ORTHOMETRICALLY CORRECTED GPS OBSERVATIONS USING WSRN AND GEOID 2012A. NAD 1983/11 WASHINGTON STATE PLANE SOUTH PROJECTION, BASED ON GPS OBSERVATIONS USING WSRN AND GEOID 2012A. UNITS OF MEASUREMENT ARE US SURVEY FEET. PER TITLE REPORT PROVIDED BY CHICAGO TITLE COMPANY OF WASHIINGTON, COMMITMENT NO. CTTC220052951, DATED JUNE 3, 2022. THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 30, TOWNSHIP 17 NORTH, RANGE 2 EAST, W.M.; EXCEPTING THEREFROM MORRIS ROAD ALONG THE EAST; IN THURSTON COUNTY, WASHINGTON. FOUND SECTION CORNER FOUND QUARTER SECTION CORNER SET NAIL AND WASHER FOUND REBAR AS NOTED FOUND MONUMENT AS NOTED SIGN AS NOTED TEST PIT GUY ANCHOR TELEPHONE RISER WATER VALVE CONIFEROUS TREE AS NOTED DECIDUOUS TREE AS NOTED WATER LINE ELECTRICAL LINE COMMUNICATION LINE OVERHEAD UTILITIES FENCE ASPHALT CONCRETE UNIDENTIFIED UTILITY LINE UTILITY POWER POLE SITE CR E E K S T S E 507 B A L D H I L L 507 E Y E L M A V E G R O V E R D S E VA N C I L R D S E VICINITY MAP SCALE: 1" = 1,320' (1/4 MILE) RD S E MO R R I S R D S E UM T A N U M ST S E PALOUSE AVE SE VANCIL CT SE CL A R K R D S E 109TH AVE SE CL A R K R D S E 110TH AVE SE 110TH AVE SE STORM LINE SEWER LINE WATER METER FIRE HYDRANT CATCH BASIN Sheet List Table Sheet Number Sheet Title C0.1 COVER SHEET C0.2 EXISTING CONDITIONS C1.1 PLAT MAP C2.1 ROAD C CONCEPT PLAN AND PROFILE C2.2 MORRIS RD SE PLAN AND PROFILE C3.1 CONCEPT GRADING PLAN C4.1 CONCEPT STORM PLAN C5.1 CONCEPT UTILITY PLAN C6.1 CONCEPTUAL LANDSCAPE PLAN WALL 09/01/2023 EXHIBIT J VANCIL CT SE MO R R I S R D S E COUNTRY MEADOWS ESTATES PHASE 1 PRELIMINARY PLAT (NOT APPROVED) 17 ROAD C 16 15 12 14 13 11 10 9 8 7 TRACT A6 5 4 3 2 1 TRACT B 18 19 20 21 22 23 24 25 26 27 28 29 ssss s ss ss ss ss sssssssssss s s s s s 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below.before you dig.Call R 253.383.2572 FAX 9 MW/SK 8/23/2023 PRELIMINARY PLAT 2230299.10 P.O.BOX 73790 PUYALLUP, WA 98373 KURT WILSON / EVAN MANN COPPER RIDGE LLC COUNTRY MEADOWS ESTATES PHASE 2 PRELIMINARY PLAT A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 17 N., RGE. 02 E., W.M., CITY OF YELM, THURSTON COUNTY, WASHINGTON. COUNTRY MEADOWS ESTATES PHASE 2 PRELIMINARY PLAT DATE: September 1, 2023 FILENAME: Q:\2023\2230299\10_CIV\CAD\_Preliminary Plat\2230299-SH-TREE.dwg C6.1 9 CONCEPTUAL LANDSCAPE PLAN GRAPHIC SCALE 0 40 80 1" = 40 FEET 20 N TOTAL EXISTING TREES: 231 TOTAL REMOVED TREES:204 TOTAL RETAINED TREES:27 TOTAL REPLACEMENT TREES NEEDED: 204 A PORTION OF THE REPLACEMENT TREES REQUIRED FOR COUNTRY MEADOW ESTATES PHASE 2 WILL BE PLANTED WITHIN COUNTRY MEADOW ESTATES PHASE 1. STREET TREES PHASE 1:90 STREET TREES PHASE 2:40 ADDITIONAL TREES PHASE 1:26 ADDITIONAL TREES PHASE 2:48 TOTAL REPLACEMENT TREES:204 STREETSCAPE 1. PURPOSE: STREETSCAPE LANDSCAPING IS INTENDED TO PROVIDE VISUAL RELIEF WHERE CLEAR SIGHT IS DESIRED. THIS LANDSCAPING IS UTILIZED ALONG PEDESTRIAN CORRIDORS AND WALKS FOR SEPARATION OF PEDSTRIANS FROM STREET AND PARKING AREAS WHILE PROVIDING AN ATTRACTIVE SETTLING AND OVERSTORY CANOPY. 2. WHEN REQUIRED: STREETSCAPE LANDSCAPING IS REQUIRED AS PART OF STREET FRONTAGE IMPROVEMENTS. 3. DESCRIPTION: a. THIS TYPE OF LANDSCAPING CONSISTS OF STREET TREES FOR A LARGE OVERSTORY CANOPY ALONG STREETS AND PEDESTRIAN CORRIDORS AND APPROVED VEGETATION FOR GROUNDCOVER. b. STREET TREES SHALL BE CHOSEN FROM A STREET TREE LIST AS ADOPTED BY THE YELM TREE ADVISORY BOARD. DECORATIVE PROTECTION MAY BE PLACED AROUND THE TREES. c. GROUNDCOVER SHALL BE A MINIMUM FOUR-INCH POTS SPACED 18 TO 20 INCHES ON CENTER OR ONE-GALLON POTS AT 20 INCHES ON CENTER. LOW GROWTH SHRUBS SHALL BE ONE-GALLON POTS AT THREE FEET ON CENTER. SHRUBS SHALL BE 18 TO 24 INCHES IN HEIGHT AT FIVE FEET ON CENTER OR THREE-GALLON POT AT FIVE FEET ON CENTER. d. EARTHEN BERMS WITH GRASS OR OTHER VEGETATIVE GROUNDCOVER AND OTHER DESIGN FEATURES MAY BE WORKED INTO LANDSCAPING PROVIDED THE RESULTANT EFFECT OF PROVIDING A PEDESTRIAN-FRIENDLY ENVIRONMENT AND VISUAL RELIEF WHERE CLEAR SITE IS REQUIRED CAN BE ACHIEVED. e. THE MINIMUM WIDTH FOR STREETSCAPE LANDSCAPING SHALL BE SIX FEET TO PROVIDE ROOTING AREA FOR LARGE STREET TREES AND TO PROVIDE ADEQUATE STREETSCAPE. A FOUR-FOOT WIDTH MAY BE USED THROUGH PARKING AREA PEDESTRIAN WALKS WHERE ACCENT TREES ARE USED AND LESS WIDTH IS REQUIRED. f. PLANTING THEME SHALL BE A RATIO OF THREE STREET TREES TO ONE ACCENT TREE. g. TREES SHALL BE SPACED 35 FEET ON CENTER STARTING 15 FEET FROM THE PROPERTY LINE. TREE SPACING MAY BE ADJUSTED TO ALLOW UNOBSTRUCTED SIGHT DISTANCE ON EITHER SIDE OF A DRIVEWAY AND AT STREET INTERSECTIONS. TREE SPACING MAY ALSO BE ADJUSTED WHEN IN CONFLICT WITH LUMINAIRE POLES. PLANT SCHEDULE TREE BOTANICAL / COMMON NAME SIZE KOUSA DOGWOOD 2" CAL. MIN. 1 1/2 GAL. MIN. PSEUDOTSUGA MENZIESII / DOUGLAS FIR 6' HEIGHT DECIDUOUS TREE - TBD - WITH FINAL LANDSCAPE PLAN 6' HEIGHT EXISTING CONIFERS TO BE RETAINED 6' HEIGHT NOTE 1. THIS IS A PRELIMINARY LANDSCAPE DESIGN. SPECIES AND LOCATION OF PROPOSED TREES IS SUBJECT TO CHANGE. 2. FINAL LANDSCAPE, TREE RETENTION AND VEGETATION PLAN TO BE PREPARED BY A LICENSED LANDSCAPE ARCHITECT AND SUBMITTED TO THE CITY OF YELM FOR APPROVAL PRIOR TO THE ISSUANCE OF SITE DEVELOPMENT PERMIT. 3. PERIMETER LANDSCAPE TO BE PLANTED PER YELM CODE. 4. STREET TREES SPACED 35' O.C. PLACEMENT ADJUSTED FOR DRIVEWAYS, UTILITIES, AND STREET LIGHTS, SHRUBS AND GROUNDCOVER PER YELM MUNICIPAL CODE 18.55.020 (C). 5. IN ACCORDANCE WITH YMC18.55.050, LANDSCAPE AREAS SHALL HAVE IRRIGATION SYSTEM OR BE WITHIN 75 FEET OF A HOSE SPIGOT. IRRIGATION SYSTEM SHALL BE DESIGN/BUILD. CONTRACTOR TO COORDINATE. 6. A PORTION OF THE REPLACEMENT TREES WILL BE PLANTED WITHIN COUNTRY MEADOW ESTATES PHASE 1 TO MEET THE REPLACEMENT REQUIREMENTS OF PHASE 2. 09/01/2023 EXHIBIT J Civil Engineers Structural Engineers Landscape Architects Community Planners Land Surveyors Neighbors TAC O MA 2215 North 30th Street Suite 300 Tacoma, WA 98403-3350 253.383.2422 TEL www.ahbl.com November 1, 2023 City of Yelm Department of Community Development 901 Rhoton Road Yelm, WA 98597 Project: Country Meadows Estates Phase 2, AHBL No. 2230299.10 Subject: Project Narrative Dear City of Yelm Staff: To assist in your review, we have prepared the following project narrative for Country Meadows Estates Phase 2, a proposed 29-lot residential plat in the city of Yelm. NAME OF PROJECT: Country Meadows Estates Phase 2 APPLICANT Scott T. Kaul, PE, Senior Project Manager AHBL, Inc. 2215 North 30th Street, Suite 300 Tacoma, WA 98403 skaul@ahbl.com DEVELOPER Evan Mann Copper Ridge, LLC PO Box 73790 Puyallup, WA 98373 evan@soundbuilthomes.com PROJECT DESCRIPTION The proposed Country Meadows Estates Phase 2 is bounded by private property to the north, east, and south, and Morris Road SE to the east. The plat is in the city of Yelm, Thurston County. The project site is approximately 4.81 acres on Parcel 22730410000. The site is vacant land and was recently annexed into the city of Yelm and is zoned R-6, Moderate- Density residential. The proposal will include 29 single-family, detached residences in Phase 2. The development will include infrastructure improvements, including stormwater management facilities, utilities, sewer, recreational open space, and public roads. This plat will extend a local public road to a proposed development known as Country Meadows Estates Phase 1 to the west. It is anticipated that Phase 1 will be developed first and that this plat will complete a local road connection that will allow through traffic between Vancil Road SE and Morris Road SE. A TIA has been submitted with this application that provides traffic volumes for the Phase 2 development. This TIA evaluates traffic patterns for both phases of development (Phase 1 is under separate application). EXHIBIT J City of Yelm Department of Community Development November 1, 2023 2230299.10 Page 2 of 2 Country Meadows Estates Phase 2 has a connection to sewer and water out to Morris Road SE. The water will stub to the property to the east for looping of water infrastructure. If Phase 1 is delayed and Phase 2 is developed first, the utility systems will function consistent with a local road cul-de-sac. Stormwater runoff from this plat is managed independently of other phases of development. The plat will include its own underground infiltration and treatment system, specifically sized to manage stormwater from the public right-of-way and open space tracts. Stormwater runoff from the individual lots will be collected and infiltrated on lot in individual drywells or infiltration systems. Final design will be in accordance with the most recent Washington State Department of Ecology Stormwater Management Manual for Western Washington (SWMMWW). CONSTRUCTION SCHEDULE This plat is intended to be constructed after the completion of Country Meadows Estates Phase 1 (under separate application), but can be constructed independently of Phase 1. The plat improvements connect to Morris Road SE. Up to 24 lots of the 29 proposed lots can be constructed with this phase of development prior to the planned connection to Phase 1. A temporary cul-de-sac would be required (as a condition of construction plan approval) in the event that Phase 1 is delayed. Construction of Phase 1, which is being submitted under separate application, is expected to begin in the fall of 2024. The second phase of development is anticipated to begin construction in the spring of 2025. If the Phase 1 development is delayed, Phase 2 will extend public roads to the common boundary of Phase 1 to allow expansion of the residential neighborhood in the future per City of Yelm standards. The developer is aware that the hearing examiner’s approval of the Preliminary Plat is good for five years and will require a public hearing, decision of approval, and construction plan approvals. Thank you for your thorough review of the information we have provided. If you have any questions, please call me at (253) 383-2422. Sincerely, Scott T. Kaul, PE, LEED AP Senior Project Manager SG/STK/lsk Q:\2023\2230299\WORDPROC\Letters\20231101 Ltr (Narrative-Ph2) 2230299.10.docx EXHIBIT J 1 Clayton Wiebe From:Sharon Brown-Kabanuck <brownkaban92@hotmail.com> Sent:Friday, December 1, 2023 12:01 AM To:Clayton Wiebe Cc:Joann Brown; Garry Brown; Lucy Brown Subject:[External]Corrected comments on Country Meadows Estates Phase 1 and 2 Clayton Wiebe Assistant Planner Planning and Building Department Yelm, Washington 98597 Here are my comments for the hearing which I have submitted before the 5:00 PM 12/1/2023 deadline. Please acknowledge receipt by return email. I am part owner of 10815 Morris RD SE so both of the Country Meadows Phase 1 and 2 developments are adjacent to my property. This land has been in my family for over 100 years and my great grandfather Leopold Hammerschimdt operated Hammerschmidt and Sons Sawmill on Hammerschmith hill in Yelm about 1915 to 1931. My Comments for the record: I have reviewed the traffic study which was done in support of this project. I strongly object to the findings of that report. While I am not currently living in the home at 10823, I have lived there at various times over the past 20 years and I currently have a renter living there. Issue 1: The traffic study only addresses what someone considers peak hours of traffic in the morning and evening primarily on Highway 507 and Vancil Road and the nearby businesses. It doesn’t consider weekends or other higher traffic times. This first project adds 59 new homes to the area. The Traffic Impact Assessment calculates peak traffic from 4:00 to 5:54 PM (P 24-31) which I believe results in an undervalue assessment favorable to the developer and NOT the city. The study projects only 46 AM peak hour trips and 61 PM peak hour trips on Vancil Road alone. Given the most households have multiple vehicles, that appears to be a severe underestimate of potential traffic. Issue 2: The Traffic Impact Assessment for Country Meadows Estates Phase 2 which communicates to Morris Road was also done looking at traffic from 4-6 PM, with no indication of traffic patterns during school hours. The traffic study for phase 2 suggests that 35 homes may access the east west corridor created by the phase 1 plat. The traffic study also concludes that for the 29 homes in Phase 2, there would only be 31 PM peak hour trips (again favorable to the developer and NOT the city for revenue generation). Considering that most people have multiple vehicles, this estimate appears to be a complete fabrication. Issue 3: Of particular concern is the location of Prairie Elementary School with their 442 students located at Morris Road and 110th Avenue. While the school is not located within city limits, most parents appear to drive their children to and from school rather than utilizing school buses. Traffic becomes VERY congested during the morning and afternoon drop off and pickup times to the point where it is impossible for residents of Morris Road to leave their property. Compounding the problem are late start days and early dismissal days. Issue 4: There appear to be no current plans for widening Morris Road. I know that Thurston County had a plan for improvements to the road several years ago but those plans were dropped due to budgetary constraints. With EXHIBIT J 2 the addition of the Alexander property and the proposed Country Estates parcels to the city limits, my question is who will have responsibility for Morris Road? Will it become a city street or remain a county road? There are NO shoulders on that road and no one in the area allows their children to walk along that road. Even adults do not walk or bicycle along the road. The additional houses, along with the potential for additional students attending Prairie Elementary, mean more traffic than before. Issue 5: While this isn’t the city’s responsibility, there is an additional concern about signage for the school. There are NO school zone signs in the vicinity of the school except for one at the top of the hill. There is nothing near the school on either Morris Road or 110th Avenue. Issue 6: I suggest that the City Council give additional consideration to the Country Meadows Estates phases 1 and 2 proposals and I remind them that they have the power to improve movement of the day to day traffic and particularly provision of emergency access for the citizens of the city. Issue 7: I’ve noticed on the Phase 1 plat map the location of lots 19, 20, 47, 48, 49, and 50 and the location on the Phase 2 plat map of lots 6, 7, 13, and 14. These 10 lots appear to have very narrow driveway access. It appears that access for emergency vehicles would be very tight. It seems that emergency access shou ld also be a consideration. In conclusion, from reading the Nisqually Valley News and Yelm area social media, local traffic in Yelm is one of the top issues for residents of the greater Yelm area. The city council owes it to their constituents to re- examine the proposals paying particular attention to traffic impacts and availability of emergency access. Thank you for the opportunity to comment on these proposed subdivisions. I look forward to hearing about the public hearing on the issue. I can be reached at 253-831-2915 or at brownkaban92@hotmail.com. Sharon BrownKabanuck Sent from my iPad EXHIBIT J 1 Clayton Wiebe From:Bill's Towing <office@billstowing.net> Sent:Thursday, November 16, 2023 10:44 AM To:Clayton Wiebe Subject:[External]**Warning Unsafe**Country Meadows Estates Phase 1 and 2 Hello, I am writing today to express my concern and opposition to the Country Meadows Estates Project. I do not think the plan should be approved, at least in its present form. These are my areas of concern: Density The proposed project is far denser than the surrounding neighborhoods. It proposes 10 houses in the space of 7 houses on neighboring streets. Housing this dense not only diminishes neighborhood involvement, it also promotes absentee owners which dis-invest in properties letting them deteriorate and deteriorating neighborhoods breed turnover, abandoned vehicles, higher crime, and a loss in property value. On the contrary, less dense housing promotes live-in ownership which leads to more neighborhood involvement, more civic participation, more tax money in city coffers and a healthier city overall. Traffic I live at 16229 Birkland St SE, which is right across from a park where the neighborhood kids gather and play. Young kids are crossing Vancil Road at all hours to get to the park. These 78 additional houses will generate, at minimum, 140 additional cars which statistically make 3 trips a day, down Vancil Road which is now a comparably quiet street. Our street is heavily populated by playing children, as well as elderly seniors with an array of disabilities, including a blind man who walks multiple times a day on Vancil Rd. The road is not only somewhat underdeveloped, but it has NO SIDEWALKS for some of the distance. We also have some sight distance issues because of the hill on Vancil Rd, so an increase in traffic, especially speeding traffic on this road is exceptionally dangerous. Shortcut Traffic This brings me to another issue. When the Phase 2 road is connected to Morris Road, this will become a shortcut for people avoiding traffic, something we have no shortage of in Yelm. During pickup and drop-off times at Prairie Elementary on Morris Road, Morris Road becomes quite backed up and as a former Yelm police officer, I believe speeding through the new development will be a huge safety concern. Suggestions I believe a less dense housing plan that matches the surrounding neighborhoods would be better for our city and safer for our residents. I believe less density would keep the traffic increase at a more reasonable level. Furthermore, I believe that speed abatement devices are an absolute must for safety, and still may not deter speeders and those who seek to make the residential route a shorter or quicker alternative to the main streets. I hope that you'll consider my comments and disallow the project as it is written. Thank You, EXHIBIT J 2 Bill Trull -- Bill Trull Yelm Locksmith Bill's Towing & Recovery (Trusted Since 1970) 801 Yelm Ave. W Yelm, WA 98597 P 360.458.5963 F 360.458.8473 CONFIDENTIALITY NOTICE: This e-mail and any files transmitted with it are intended solely for the use of the individual or entity to whom they are addressed and may contain confidential and privileged information protected by law. If you received this e-mail in error, any review, use, dissemination, distribution, or copying of the e-mail is strictly prohibited. Please notify the sender immediately by return e-mail and delete all copies from your system. EXHIBIT J 1 Clayton Wiebe From:Garry Brown <gjbrowndo@gmail.com> Sent:Thursday, November 30, 2023 8:31 PM To:Clayton Wiebe Subject:[External]Country Meadows Estates Phase 1 and Phase 2 Clayton Wiebe City of Yelm Planning and Building Department 901 NW Rhoton Road Yelm, WA 98597 Dear Mr. Wiebe, This letter is in response to the proposed project by Country Meadows Estates involving property bordering Vancil Road and Morris Road. My wife, Lucy Patterson Brown, my sister, Joann Brown, and I own the property at 10823 Morris Road. The property was originally owned by my grandparents Ruth and Adolph Hammerschmith and was purchased by my parents, Jim and Dorothy Brown in 1953. Traffic on Morris Road had increased logarithimically over the years especially since the construction of Prairie Elementary School and the enrollment of 442 students. The addition of 59 homes on Vancil Road and 29 homes between Vancil Road and Morris Road will dramatically increase the Morris Road traffic and raises safety concerns. It is my opinion that the traffic survey was not conducted at peak hours when school opens and classes are released for the day and could underestimate the potential change in traffic flow by as much as one half. The survey seems to assume that there will only be one car per household when most couples will both be working. Looking at the proposed lots and roads it seems unlikely to me there will be street parking on the ro ad connecting Vancil Road and Morris Road. Morning traffic and after school traffic even now causes congestion from 110th Avenue and the intersection with Bald Hill Road as well as at the intersection with Highway 507, Bald Hill Road, and Creek Road. The speed limit on Morris Road is or at least was 35 mph when we were growing up however it seems that many drivers are unaware of the speed limit or simply ignore it in both directions. My questions: Is there a plan to widen Morris Road to four lanes or even three lanes to allow for a left turn lane to 110th? Are there plans for sidewalks and bike lanes on Morris Road? Are there plans for traffic circles at 110th Avenue, the road between Vancil Road and Morris Road, and Morris Road and Bald Hill Road? Are there still plans for a major bypass road to connect Clark Road, Vancil Road, Morris Road and Bald Hill Road? If so, when might that be constructed? EXHIBIT J 2 Our concerns relate to student safety and traffic flow on Morris Road. Your consideration is appreciated. Sincerely, Lucy Patterson Brown Garry Brown (509) 308-8691 EXHIBIT J 1 Clayton Wiebe From:Joann Brown <joann.g.brown@gmail.com> Sent:Friday, November 24, 2023 4:45 PM To:Clayton Wiebe; Garry Brown; Lucy Brown; Sharon Brown Kabanuck Subject:[External]Re: City of Yelm follow-up on future development (Country Meadows Estates Phase 1 and 2) Hi Clayton, Here are my comments for the hearing which I have submitted today 11/24 before 5:00PM. I am part owner in 10815 Morris RD SE and 10823 Morris RD SE so both of the Country Meadows Phase 1 and 2 developments are attached to my properties. This land has been in my family for over 100 years and my great grandfather Leopold Hammerschimdt operated Hammerschmidt and Sons Sawmill on Hammerschmith hill in Yelm about 1915. If you google "Hammersmith Hill" the USGS map will find the latitude and longitude, along with the elevation of the hill which is above these Morris Road properties. My Comments for the record: 1. I have a strenuous objection to the preliminary plat map for phase one of Country Meadows Estates that dumps a cul-de-sac in the middle of the plat and does not allow for direct communication from Phase 1 and Phase 2 which will communicate to Morris Road. As I discussed in the previous city council meeting, my concern is the traffic on Morris Road to Prairie elementary school which backs up traffic on Morris Road when school starts and ends, which is NOT covered in the Traffic Impact assessment for phase 1 or phase 2. Interestingly, the Traffic Impact Assessment calculates peak traffic from 4:00 to 5:54 PM (P 24-31) which I believe results in an undervalue assessment favorable to the developer and NOT the city which presumes only 46 AM peak hour trips and 61PM peak hour trips for 59 family homes based on Vancil road observations only (see page 22 of the Phase 1 Traffic Assessment). Additionally, as I previously voiced to the City Council, the cul-de-sac placement forces 16 families on the plots on the cul-de-sac to take an unnecessary trip through the plat to get out to Vancil Road, which I believe is an impediment to emergency vehicle access to these homes. Furthermore, it restricts the foot traffic from these homes to get to Vancil Road to access gas and groceries, 2. The Traffic Impact Assessment for Country Meadows Estates Phase 2 which communicates to Morris Road was also done looking at traffic from 4-6 PM, with no indication of traffic patterns during school hours. I would imagine all of the 29 homes planned on this 5 acre plat will most likely access Morris Road and the Bald Hill/5 corners intersections because of the nature of the cul-de-sac creation in the Phase 1 plat as I discussed above. The traffic study for phase 2 suggests that 35 homes may access the east west corridor created by the phase 1 plat. The traffic study also concludes that for the 29 homes in Phase 2, there would only be 31 PM peak hour trips (again favorable to the developer and NOT the city for revenue generation) (see page 25 of the Phase 2 Traffic Assessment) . 3. Country Meadows Estates appears to be developed by Copper Ridge LLC, which to the best of my knowledge is a multistate developer with considerable assets which I am sure they want to devote to maximizing their sales, so their planning priority is maximizing space to increase the number of homes to generate profits for themselves. I would caution the City Council to give pause to this proposal and remind them that they have the power to improve movement of the day to day traffic and provision of emergency EXHIBIT J 2 access for the citizens of the city. The council also has the power to ask for the cul-de-sac on Phase 1 to be removed and appropriate revisions to be submitted to the city. I appreciate the opportunity to comment on this proposal, despite the fact that I continue not to receive written notice at my current address of these impending activities which affect my property in Yelm. Joann Brown 282 Beachview Avenue, #28 Pacifica, California 94044 On Tue, Nov 21, 2023 at 10:21 AM Clayton Wiebe <ClaytonW@yelmwa.gov> wrote: Good morning Joann, This email is a follow-up to our conversation today regarding the proposed development between Morris Rd and Vancil Rd. I have attached two site plans, as this development comprises two projects (Country Meadows Estates Phase 1 and Country Meadows Estates Phase 2). I also included the 2 traffic studies that were prepared regarding these proposals. If you’d like to reply with a comment, I can add it to our public record and it will be included in our staff report to the Hearing Examiner in advance of the required public hearing(s). Warm regards, Clayton Wiebe Assistant Planner City of Yelm, WA Tel: 360.458.8496 Hours: Tue-Fri 6:30 AM – 5:00 PM www.yelmwa.gov EXHIBIT J 1 Clayton Wiebe From:Lori Graves <lorigraves15@gmail.com> Sent:Sunday, November 26, 2023 8:35 PM To:Clayton Wiebe Subject:[External]Country Meadows Estate Phase 1 Good Morning Mr. Wiebe, I am writing to you in regard to the above poroposed housing development. I live in the Autumn Hill development. The proposed development is going to cause many issues for those of us already established. We will have issues with mice and rats not to mention other animals living in that area. The traffic will be unmanageable bringing additional traffic to a small area. There are already so many housing areas proposed and not enough people able to afford home ownership. This will add unnecessary stress on an already stressed area. Please reconsider this housing area as being beneficial to our town. Thank you, Lori Graves 10728 Tucannon Ct SE, Yelm, WA 98597 912 433 2043 EXHIBIT J NISQUALLY INDIAN TRIBE Tribal Historic Preservation Office 4820 She-Nah-Num Drive S.E. Olympia, Washington 98513 360.456.5221 (main) 877.768.8886 (toll free) www.nisqually-nsn.gov November 27, 2023 To: Clayton Wiebe, Assistant Planner City of Yelm 106 2nd St SE Yelm, WA 98597 Re: 2023.0163 The Nisqually Indian Tribe’s THPO has reviewed the notice of application and supplemental materials that you provided for the above-named project and has no specific comments or concerns at this time. Please keep us informed if there are any Inadvertent Discoveries of Archaeological Resources/Human Burials. Although the Nisqually Indian Tribe doesn’t have any specific concerns, we respect the traditional cultural knowledge of affected tribes and support their opinions on this matter as well. Sincerely, Brad Beach, THPO Nisqually Indian Tribe 360-528-1084 360-456-5221 ext 1277 beach.brad@nisqually-nsn.gov cc: Annette Bullchild, Director, Nisqually Indian Tribe EXHIBIT J Exhibit C EXHIBIT J 1 | P a g e ENVIRONMENTAL CHECKLIST Purpose of checklist: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. EXHIBIT J 2 | P a g e Use of checklist for nonproject proposals: For nonproject proposals complete this checklist and the supplemental sheet for nonproject actions (Part D). The lead agency may exclude any question for the environmental elements (Part B) which they determine do not contribute meaningfully to the analysis of the proposal. For nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. A. Background [Help] 1. Name of proposed project, if applicable: 2. Name of applicant: 3. Address and phone number of applicant and contact person: 4. Date checklist prepared: 5. Agency requesting checklist: 6. Proposed timing or schedule (including phasing, if applicable): 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Country Meadow Estates Phase 2 AHBL Sheri Greene, AHBL (253) 383-2422 2215 N. 30th Street #300 Tacoma, WA 98403 August 22, 2023 City of Yelm Construction will commence upon issuance of site development permit. It is anticipated the site development permit will be issued in Winter 2023/Spring 2024. Country Meadow Estates Phase 1. SEPA Checklist, Mazama Pocket Gopher Study, Geotechnical Report, Traffic Impact Analysis No EXHIBIT J 3 | P a g e 10. List any government approvals or permits that will be needed for your proposal, if known. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. B.ENVIRONMENTAL ELEMENTS [Help] 1.Earth a.General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other...... b.What is the steepest slope on the site (approximate percent slope)? c.What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. d.Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. SEPA Determination, Preliminary Plat Approval, Approved Rezone, Site Development Permit, Building Permits and NPDES Permit Project proposes construction of a 29-lot residential subdivision with associated roadway. Services will include city water and sewer, and private drainage routed to onsite infiltration facilities. The project site is located off Morris Road, Parcel 22730410000 in Yelm, Washington. According to the Geotechnical Report prepared by Earth Solutions NW dated June 14, 2023, the soils are predominately Spanaway gravelly sandy loam. None to our knowledge. The steepest slope is 18% in the northeast corner of the site. EXHIBIT J 4 | P a g e e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. Air [Help] a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. c. Proposed measures to reduce or control emissions or other impacts to air, if any: 3. Water [Help] a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. The project is in preliminary design but it is anticipated that approximately 12,500 cy of cut and 700 cy of fill, for a net export of 11,800 cy will be needed. Minimal erosion could occur during project construction. All applicable BMPs will be followed to prevent or minimize such impacts. Approximately 57% of the site will be covered by impervious surfaces from the construction of the roadways and driveways (500 SF x 29 units). Additional impervious surfaces will be added at the time of home construction. Proposed measures include the use of BMPs to minimize the risk of erosion during construction. A drainage plan will incorporate designs that convey and infiltrate stormwater away from the disturbed areas as much as possible. Construction will result in a temporary increase in air pollution, including emissions from equipment and dust from construction activities. Dust controls will include watering soils to prevent blowing of dust. Construction vehicles will be turned off when not in use to help control emissions. Construction activities and equipment will follow the appropriate regulations for controlling emissions to the air. Post-construction emissions would include emissions from vehicle trips associated with the development. None to our knowledge. Potential BMPs include using water sprays or other non-toxic dust control methods on unpaved roadways, preventing the tracking out of mud onto public streets, covering soil piles when practical, and minimizing work during periods of high winds. Additionally, to minimize air quality and odor issues caused by tailpipe emissions, BMPs will be used. Such BMPs include maintaining engines of construction equipment while also minimizing the idling of construction equipment. None to our knowledge. Not applicable. EXHIBIT J 5 | P a g e 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. b.Ground 1)Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well? Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. 2)Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. c.Water runoff (including stormwater): 1)Describe the source of runoff (including stormwater) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Not applicable. No. No. Water will not be withdrawn; however some stormwater runoff will be directed to stormwater treatment facilities and infiltrated onsite. No. No waste material will be discharged to the ground. The homes will be served by the City of Yelm STEP collection system and holding tanks will be maintained by the city. Stormwater from the roadway will be collected, treated and conveyed to an onsite infiltration system. The individual homes will have onsite drywells to infiltrate roof runoff. EXHIBIT J 6 | P a g e 2)Could waste materials enter ground or surface waters? If so, generally describe. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. d.Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: 4.Plants [Help] a.Check the types of vegetation found on the site: — Deciduous tree: Alder, maple, aspen, other — Evergreen tree: Fir, cedar, pine, other — Shrubs — Grass — Pasture — Crop or grain — Orchards, vineyards or other permanent crops. — Wet soil plants: Cattail, buttercup, bullrush, skunk cabbage, other — Water plants: Water lily, eelgrass, milfoil, other — Other types of vegetation b.What kind and amount of vegetation will be removed or altered? c.List threatened and endangered species known to be on or near the site. d.Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: e.List all noxious weeds and invasive species known to be on or near the site. No waste materials will enter ground or surface waters as a result of this proposal. ed measures to reduce or control surface, ground, and runoff water impacts, No. The project will provide source control of pollutants by providing treatment of stormwater prior to infiltrating onsite. No other measures are proposed. X X X X Most of the existing vegetation within the project area will be removed. None to our knowledge. Landscape design and buffer will be in accordance with the City of Yelm Municipal Code. Plans will be submitted to the city with the site development plans for approval. Blackberry bushes EXHIBIT J 7 | P a g e 5. Animals [Help] a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: Birds: Hawk, heron, eagle, songbirds, other: Mammals: Deer, bear, elk, beaver, other: Fish: Bass, salmon, trout, herring, shellfish, other: b. List any threatened and endangered species known to be on or near the site. c. Is the site part of a migration route? If so, explain. d. Proposed measures to preserve or enhance wildlife, if any: e. List any invasive animal species known to be on or near the site. 6. Energy and natural resources [Help] a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Crows Rabbits, mice None known. The site is within the Pacific Flyway for Migratory Birds. No impacts are anticipated to wildlife, therefore no special measures are proposed. None known. The completed project will utilize electricity to provide for heating, cooling and lighting needs. The project will meet the 2015 Washington State Energy Code (WSEC). Other conservation features, such as LED lighting and low-flow plumbing fixutres, will be determined upon development. No, the project will not affect the use of solar energy by adjacent properties. EXHIBIT J 8 | P a g e 7.Environmental health [Help] a.Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. 1)Describe any known or possible contamination at the site from present or past uses. 2)Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. 3)Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during th e operating life of the project. 4)Describe special emergency services that might be required. 5)Proposed measures to reduce or control environmental health hazards, if any: b.Noise 1)What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? 2)What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. There is the potential for construction equipment and personal vehicles to leak fuel, oil or other fluids necessary to operate the equipment/vehicles. This risk is typical of construction activities and vehicle trips associated with the development, and is minimal. The site will provide water quality treatment prior to infiltrating stormwater, further minimizing the risk of impacts. None known. None known. None known. None are anticipated to be required. Specialized erosion and sediment control measures will be implemented if contaminated soils are detected during the construction process. Standard dust control measures will be implemented to mitigate dust emissions resulting from construction activities. Pursuant to State Law, 811 will be contacted prior to any digging activities to prevent damage to on-site utilities. There are no off-site sources of noise that will impact this proposal. The primary source of noise in the area is generated from vehicular traffic along Morris Road SE. Temporary, short-term noise impacts typical of construction projects will occur with operation of equipment during construction. Construction activities will be restricted to the hours permitted under the Yelm Municipal Code. Long term noise will be minimal, and will be typical of residential developments. No special emergency services will be required other than those normally provided such as police and fire protections. EXHIBIT J 9 | P a g e 3)Proposed measures to reduce or control noise impacts, if any: 8.Land and shoreline use [Help] a.What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. b.Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? 1)Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: c.Describe any structures on the site. d.Will any structures be demolished? If so, what? e.What is the current zoning classification of the site? f.What is the current comprehensive plan designation of the site? g.If applicable, what is the current shoreline master program designation of the site? h.Has any part of the site been classified as a critical area by the city or county? If so, specify. i.Approximately how many people would reside or work in the completed project? To mitigate general noise impacts during the construction phase, measures such as locating stationary equipment away from receiving properties, limiting construction hours to the appropriate Yelm ordinance, turn off idling construction equipment, and train construction crews to avoid unnecessarily loud actions near residential areas will be employed. The site is currently vacant. It is bounded by single family residential to the north, vacant residential land to the west and south, and Morris Road SE to the east. Not to our knowledge. No. There are no structures on the site. N/A R-6. R-6, Moderate Density Residential. Not applicable. No. Based on 2.5 persons per household, approximately 72 people will reside in the completed project. EXHIBIT J 10 | P a g e j.Approximately how many people would the completed project displace? k.Proposed measures to avoid or reduce displacement impacts, if any: l.Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: m.Proposed measures to reduce or control impacts to agricultural and forest lands of long- term commercial significance, if any: 9.Housing [Help] a.Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. b.Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. c.Proposed measures to reduce or control housing impacts, if any: 10.Aesthetics [Help] a.What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? b.What views in the immediate vicinity would be altered or obstructed? c.Proposed measures to reduce or control aesthetic impacts, if any: None. Does not apply. The proposed project is residential, consistent with the surrounding area. The project requires approval through the Preliminary Plat process to ensure it is compatible with existing and proposed land uses. No special measures are proposed. 29 units are proposed and will be middle income housing. None. No special measures are proposed. The height of the structures will not exceed the maximum height allowed in the R-6 zone. The exterior building materials will likely be wood. The site will transition from a vacant property to an attractive residential neighborhood. Perimeter landscaping and/or sight obscuring fencing will screen the development. EXHIBIT J 11 | P a g e 11.Light and glare [Help] a.What type of light or glare will the proposal produce? What time of day would it mainly occur? b.Could light or glare from the finished project be a safety hazard o r interfere with views? c.What existing offsite sources of light or glare may affect your proposal? d.Proposed measures to reduce or control light and glare impacts, if any: 12.Recreation [Help] a.What designated and informal recreational opportunities are in the immediate vicinity? b.Would the proposed project displace any existing recreational uses? If so, describe. c.Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: 13.Historic and cultural preservation [Help] a.Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers? If so, specifically describe. b.Are there any landmarks, features, or other evidence of Indian or historic use or occupation. This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. Exterior lighting from the houses and street lights will occur after dark, typical of a residential neighborhood. Prairie Elementary School is located directly south of the site, approximately 0.22 miles away. Ball fields and play equipment are available for public use during non-school hours. No. The project will provide open space with active recreation amenities for the residences. There are no known buildings, structures, or sites within the immediate vicinity of the project site that are listed on national, state, or local preservation registers. None, to our knowledge. No. Lighting will be directed downward so s not to interfere with views or provide glare. There are no off-site sources of light or glare that will impact the proposal. Lighting fixtures will be shielded and cast downward to reduce light and glare impacts. All lighting fixtures will meet city requirements for light spillage. EXHIBIT J 12 | P a g e c.Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. d.Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. 14.Transportation [Help] a.Identify public streets and highways serving the site or affected geographic area, and describe proposed access to the existing street system. Show on site plans, if any. b.Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? c.How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? d.Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). e.Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. f.How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? g.Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. The Washington State Department of Archaeology and Historic Preservation Historic Property Inventory Report was reviewed to determine there are no listings near the project site. The project will be served by Morris Road SE, with an additional access point through Country Meadows Estates Phase 1. Not to our knowledge. Each residence will have a two car garage and parking in their driveways. Some frontage improvements may be required along Morris Road SE. No. No. If cultural or archaeological objects are found during the site preparation work, the Department of Archaeological and Historic Preservation will be notified and appropriate measures will be taken. Based on the Traffic Impact Analysis prepared by Heath and Associates dated August 2, 2023, the project will generate 323 average weekday daily trips with 24 AM peak trips and 31 PM peak trips. EXHIBIT J 13 | P a g e h.Proposed measures to reduce or control transportation impacts, if any: 15.Public services [Help] a.Would the project result in an increased need for public services (for example: Fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. b.Proposed measures to reduce or control direct impacts on public services, if any . 16.Utilities [Help] a.Circle utilities currently available at the site: Electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b.Describe the utilities that are proposed for the project, the utility providing the se rvice, and the general construction activities on the site or in the immediate vicinity which might be needed. C.SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: ____________________________ Date Submitted: _______________________ Payment of traffic facilities charge. There will be a need for fire or police services in the event of a fire or accident. Impacts to the road network due to the increase in vehicular traffic will be mitigated through the payment of traffic impact fees. Impacts to schools will be mitigated through the payment of school impact fees. Property taxes collected on the property will reduce impacts to public services. PSE: Electricity Comcast: Cable City of Yelm: Water and Sewer Telephone: Fairpoint Communications Refuse: Pacific Disposal _______________________________ 8/22/2023 EXHIBIT J 14 | P a g e D.SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS [Help] (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunct ion with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, flood plains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. EXHIBIT J SEPA#2023.0164 MITIGATED DETERMINATION OF NONSIGNIFICANCE PROJECT NAME: Country Meadows Estates Phase 2 PROJECT LOCATION: 17835 State Route 507 SE, Yelm WA 98597 PROJECT PARCEL NUMBERS: 22730410300 LAND USE CASE NUMBER: 2023.0164 An application submitted by AHBL, 2215 South 30th St, Suite 300, Tacoma, WA 98403 on behalf of Copper Ridge LLC for a 78 lot subdivision located at 17835 State Route 507 SE, Yelm was received by the City of Yelm on September 7th, 2023. The City has determined the application to be complete on November 1, 2023. The application and any related documents are available for public review during normal business hours at the City of Yelm, Public Services Department, 901 NW Rhoton Rd, Yelm WA. For additional information, please contact the Public Services Department at (360) 458-8406. Description of proposal: 78-lot single family subdivision. Lead agency: City of Yelm Yelm Public Services Department has determined that this proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030 (2)(c). This decision was made after reviewing a completed environmental checklist and other information on file with the City. This information is available to the public on request.  This MDNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. This may be your only opportunity to comment. Agencies, tribes, and the public are encouraged to review and comment on the proposed project and its possible environmental impact no later than March 21, 2024. Please send your comments to the address below. Responsible official: Gary Cooper Position/title: Planning and Building Manager, City of Yelm – Public Services Department Address: 901 NW Rhoton Rd, Yelm WA 98597 Email: comdev@ci.Yelm.wa.us Date: March 7, 2024 Signature: You may appeal this determination to City of Yelm – Public Services Department, 901 NW Rhoton, Yelm WA 98597. All appeals must be filed with City of Yelm in writing with a $700.00 fee submitted by 4:30 pm on March 21, 2024. You may contact Clayton Wiebe to ask about the procedures for SEPA appeals. EXHIBIT J CITY OF YELM COMPREHENSIVE PLAN The proposed plan is compatible with the following goals and policies of the City of Yelm Comprehensive Plan. Land Use: Goal 11-Create safe and vibrant neighborhoods with places that build community and encourage active transportation. Policy 11.1- Plan at the neighborhood level to increase housing density and diversity while preserving neighborhood character and quality of life. Transportation: Goal 2-Create a well maintained transportation system that provides safe and cost effective movement of goods, services, and people. Policy 2.4- Ensure adequate and safe access to property through a system of public and private roads. The environmental threshold determination is based on analysis of information contained in the following documents: •Preliminary civil plans, •Geotechnical report, •Trip Generation Report and updated Traffic Impact Analysis, •Mazama Pocket Gopher Study, •Preliminary Stormwater Report, •SEPA Checklist, •Title Report MITIGATION Per discussions with city staff, the updated TIA includes a discussion of the impending improvement at Yelm Avenue and Bald Hill Road. This improvement has not been finalized and how it may address the Bald Hill Road and Morris Road intersection remains unclear. The TIA identifies that, as appropriate, the project will participate in a future improvement at Bald Hill Road/Morris Road proportionate to the projects impact. That impact will include the reassigned trips associated with Country Meadow Estates 1. The proposed mitigation is acceptable. Notes: 1.The issuance of a Determination of Nonsignificance does not constitute project approval. All building plans and site design must meet the following: 2021 International Fire Code, the 2021 International Building Code, the City of Yelm Engineering Engineering Specifications and Standard Details (YMC Title YMC 18.28) and the City of Yelm Municipal Code (CMC Title 18). 2.The Determination of Nonsignificance is based on the applicant constructing Phase 1 of Country Meadow’s in accordance with the permit SEPA2023-0163, applicant’s Preliminary Plans, and applicant’s Stormwater Plans. 3.If contamination is currently known or observed during construction, sampling of the potentially contaminated media must be conducted. If contamination of soil or groundwater is readily visible, or is revealed by sampling, the Department of Ecology must be notified. Contact the Environmental Report Tracking System Coordinator at the Southwest Regional Office at 360.407.6300. For assistance and information about subsequent cleanup and to identify the type of testing that will be required contact the Toxics Cleanup Program at 360.407.6241. EXHIBIT J 4.Erosion control measures must be in place prior to any clearing, grading, or construction. These control measures must be effective to prevent soil from being carried into surface water by stormwater runoff. Sand, silt, clay particles, and soil will damage aquatic habitat and are considered pollutants. Any discharge of sediment-laden runoff or other pollutants to waters of the state is in violation of Chapter 90.48, Water Pollution Control, and WAC 173-201A, Water Quality Standards for Surface Waters of the State of Washington and is subject to enforcement action. 5.During construction, all releases of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents, and other deleterious materials must be contained and removed in a manner that will prevent their discharge to waters and soils of the state. The cleanup of spills should take precedence over other work. 6.In the event any archaeological or historic materials are encountered during project activity, work in the immediate area (initially allowing for a 100’ buffer; this number may vary by circumstances) must stop and the following actions taken: a.Implement reasonable measures to protect the discovery site, including any appropriate stabilization or covering; and b.Take reasonable steps to ensure the confidentiality of the discovery site; and c.Take reasonable steps to restrict access to the site of discovery. The project proponent will notify the concerned Tribes and all appropriate local, state and federal agencies including the Department of Archaeology and Historic Preservation and the City of Yelm Community Development. The agencies and Tribes(s) will discuss possible measures to remove or avoid cultural material and will reach an agreement with the project proponent regarding actions to be taken and disposition of material. If human remains are uncovered, the City of Yelm Police Department shall be notified first and the above steps followed. IF the remains are determined to be Native, consultation with the affected Tribes will take place in order to mitigate the final disposition of said remains. See the Revised Code of Washington, Chapter 27.53, “Archaeological Sites and Resources,” for applicable laws and statutes. See also Washington State Executive Order 05-05, “Archaeological and Cultural Resources.” Additional state and federal law(s) may also apply. CC: WA Dept of Ecology with SEPA checklist EXHIBIT J MO R R I S R D S E COUNTRY MEADOWS ESTATES PHASE 1 PRELIMINARY PLAT (NOT APPROVED) 17 ROAD C 22730410100 KABUNUCK 22730410000 SUTLEY 22730410800 ALEXANDER 14 13 7 6 16 15 12 11 10 9 8 5 4 3 2 1 TRACT A TRACT B 18 19 20 21 22 23 24 25 26 27 28 29 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below.before you dig.Call R 253.383.2572 FAX 9 MW/SK 8/23/2023 PRELIMINARY PLAT 2230299.10 P.O.BOX 73790 PUYALLUP, WA 98373 KURT WILSON / EVAN MANN COPPER RIDGE LLC COUNTRY MEADOWS ESTATES PHASE 2 PRELIMINARY PLAT A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 17 N., RGE. 02 E., W.M., CITY OF YELM, THURSTON COUNTY, WASHINGTON. COUNTRY MEADOWS ESTATES PHASE 2 PRELIMINARY PLAT DATE: September 1, 2023 FILENAME: Q:\2023\2230299\10_CIV\CAD\_Preliminary Plat\2230299-SH-COVR.dwg C0.1 1 COVER SHEET GRAPHIC SCALE 0 50 100 1" = 50 FEET 25 N AHBL ENGINEERS, PLANNERS, & SURVEYORS 2215 NORTH 30TH STREET, SUITE 300 TACOMA, WA 98403 PH. (253) 383-2422 FAX (253) 383-2572 CONTACT: MATT WEBER, P.E. COPPER RIDGE, LLC P.O.BOX 73790 PUYALLUP, WA 98403 CONTACT: EVAN MANN AHBL ENGINEERS, PLANNERS, & SURVEYORS 2215 NORTH 30TH STREET, SUITE 300 TACOMA, WA 98403 PH. (253) 383-2422 FAX (253) 383-2572 CONTACT: DAVE FOLLANSBEE, PLS. IF WORKERS ENTER ANY TRENCH OR OTHER EXCAVATION FOUR OR MORE FEET IN DEPTH THAT DOES NOT MEET THE OPEN PIT REQUIREMENTS OF WSDOT SECTION 2-09.3(3)B, IT SHALL BE SHORED AND CRIBBED. THE CONTRACTOR ALONE SHALL BE RESPONSIBLE FOR WORKER SAFETY AND AHBL ASSUMES NO RESPONSIBILITY. ALL TRENCH SAFETY SYSTEMS SHALL MEET THE REQUIREMENTS OF THE WASHINGTON INDUSTRIAL SAFETY AND HEALTH ACT, CHAPTER 49.17 RCW. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE APPROXIMATE ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR ITS REPRESENTATIVE. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK AND AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES THAT HAPPEN DUE TO THE CONTRACTOR'S FAILURE TO LOCATE EXACTLY AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. AHBL ASSUMES NO LIABILITY FOR THE LOCATION OF UNDERGROUND UTILITIES. IMPORTED FILL MATERIAL SHALL NOT CONTAIN PETROLEUM PRODUCTS, OR SUBSTANCES WHICH ARE HAZARDOUS, DANGEROUS, TOXIC, OR WHICH OTHERWISE VIOLATE ANY STATE, FEDERAL, OR LOCAL LAW, ORDINANCE, CODE, REGULATION, RULE, ORDER, OR STANDARD. TRENCH NOTE UTILITY NOTE FILL SPECIFICATION LEGAL DESCRIPTION BASIS OF BEARING VERTICAL DATUM DEVELOPER CIVIL ENGINEER SURVEYOR CUT = 12,500 CU. YDS FILL = 700 CU. YDS NET = 11,800 CU. YDS EXPORT NOTE: THE ABOVE QUANTITIES ARE ESTIMATES ONLY INTENDED FOR THE PERMITTING PROCESS. DO NOT USE FOR BID PURPOSES. THE QUANTITIES DO NOT HAVE STRIPPING, COMPACTION, OR CUT OR FILL ADJUSTMENT FACTORS APPLIED TO THEM, NOR DO THEY ACCOUNT FOR ROADWAY SECTION. NO WETLANDS HAVE BEEN DELINEATED ON-SITE OR IMMEDIATELY ADJACENT TO THE PROJECT SITE. PROJECT SITE SCALE 1"=50' WETLAND DELINEATION EARTHWORK QUANTITIES SITE DATA PARCEL NUMBER: 22730410000 ADDRESS: MORRIS RD SE YELM, WA 98597 SITE AREA:209,638 SF (4.81 AC) EXISTING ZONING: R6, RESIDENTIAL EXISTING PROPOSED LEGEND NAVD 1988 VERTICAL DATUM ON ORTHOMETRICALLY CORRECTED GPS OBSERVATIONS USING WSRN AND GEOID 2012A. NAD 1983/11 WASHINGTON STATE PLANE SOUTH PROJECTION, BASED ON GPS OBSERVATIONS USING WSRN AND GEOID 2012A. UNITS OF MEASUREMENT ARE US SURVEY FEET. PER TITLE REPORT PROVIDED BY CHICAGO TITLE COMPANY OF WASHIINGTON, COMMITMENT NO. CTTC220052951, DATED JUNE 3, 2022. THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 30, TOWNSHIP 17 NORTH, RANGE 2 EAST, W.M.; EXCEPTING THEREFROM MORRIS ROAD ALONG THE EAST; IN THURSTON COUNTY, WASHINGTON. FOUND SECTION CORNER FOUND QUARTER SECTION CORNER SET NAIL AND WASHER FOUND REBAR AS NOTED FOUND MONUMENT AS NOTED SIGN AS NOTED TEST PIT GUY ANCHOR TELEPHONE RISER WATER VALVE CONIFEROUS TREE AS NOTED DECIDUOUS TREE AS NOTED WATER LINE ELECTRICAL LINE COMMUNICATION LINE OVERHEAD UTILITIES FENCE ASPHALT CONCRETE UNIDENTIFIED UTILITY LINE UTILITY POWER POLE SITE CR E E K S T S E 507 B A L D H I L L 507 E Y E L M A V E G R O V E R D S E VA N C I L R D S E VICINITY MAP SCALE: 1" = 1,320' (1/4 MILE) RD S E MO R R I S R D S E UM T A N U M ST S E PALOUSE AVE SE VANCIL CT SE CL A R K R D S E 109TH AVE SE CL A R K R D S E 110TH AVE SE 110TH AVE SE STORM LINE SEWER LINE WATER METER FIRE HYDRANT CATCH BASIN Sheet List Table Sheet Number Sheet Title C0.1 COVER SHEET C0.2 EXISTING CONDITIONS C1.1 PLAT MAP C2.1 ROAD C CONCEPT PLAN AND PROFILE C2.2 MORRIS RD SE PLAN AND PROFILE C3.1 CONCEPT GRADING PLAN C4.1 CONCEPT STORM PLAN C5.1 CONCEPT UTILITY PLAN C6.1 CONCEPTUAL LANDSCAPE PLAN WALL 09/01/2023 Exhibit D EXHIBIT J 56.00' ROW VANCIL CT SE MO R R I S R D S E COUNTRY MEADOWS ESTATES PHASE 1 PRELIMINARY PLAT (NOT APPROVED) 7091 S.F. 17 20.00' JOINT USE DRIVEWAY EASEMENT 20.00' JOINT USE DRIVEWAY EASEMENT ROAD B 5115 S.F. TRACT B OPEN SPACE 13182 S.F. TRACT A PARK AND STORM 75 . 1 2 ' 11.31' 5 5 .6 4 ' 81 . 8 4 ' 66.53' 3 4 .0 2 '12.23' 3 2 .9 1 ' 10 6 . 7 7 ' 75.00' 4370 S.F. 18 4409 S.F. 19 4408 S.F. 20 4407 S.F. 21 4407 S.F. 22 4406 S.F. 23 4405 S.F. 24 4404 S.F. 25 4403 S.F. 26 4402 S.F. 27 4401 S.F. 28 5418 S.F. 29 6576 S.F. 16 5978 S.F. 15 5376 S.F. 12 5250 S.F. 11 4200 S.F. 10 4200 S.F. 9 5250 S.F. 8 5250 S.F. 5 5250 S.F. 4 4200 S.F. 3 4200 S.F. 2 4200 S.F. 1 8676 S.F. 68658 S.F. 78723 S.F. 13 8612 S.F. 14 3 4 .7 3 ' 5.51' 11 0 . 2 4 ' 40.00' 40.00' 11 0 . 2 2 ' 40.00' 40.00' 11 0 . 2 0 ' 40.00' 40.00' 11 0 . 1 8 ' 40.00' 40.00' 11 0 . 1 5 ' 40.00' 40.00' 11 0 . 1 3 ' 40.00' 40.00' 11 0 . 1 1 ' 40.00' 40.00' 11 0 . 0 8 ' 40.00' 40.00' 11 0 . 0 6 ' 40.00' 40.00' 11 0 . 0 4 ' 40.00' 40.00' 11 0 . 0 2 ' 40.00' 30.05'31.4 3 ' 89 . 9 8 ' 50.00' 50.01' 12 7 . 8 5 ' 3 9 .3 8 '11.21' 13 2 . 3 4 ' 50.00' 11 0 . 0 0 ' 1 2 .6 6 '12.23' 2 8 .2 6 ' 50.00' 10 5 . 0 7 ' 44.45' 5 0 .5 6 ' 11 1 . 8 7 ' 50.00' 10 5 . 0 0 ' 44.45' 15.00'25.00' 10 5 . 0 0 ' 40.00' 10 5 . 0 0 ' 40.00' 40.00' 10 5 . 0 0 ' 50.00' 50.00' 10 5 . 0 0 ' 50.00' 10 5 . 0 0 ' 50.00'50.00' 10 5 . 0 0 ' 50.00' 15.00'25.00' 10 5 . 0 0 ' 40.00' 40.00' 10 5 . 0 0 ' 40.00' 40.00' 10 5 . 0 0 ' 40.00' 16 5 . 9 4 ' 125.00' 61 . 0 8 ' 50.00' 60 . 8 0 ' 125.00' 10.00' 17 5 . 2 8 ' 125.00' 5 0 .5 6 ' 68 . 4 1 ' 109.89' 1 0 .5 2 ' 50 1 + 0 0 50 2 + 0 0 50 3 + 0 0 50 4 + 0 0 50 5 + 0 0 50 6 + 0 0 50 7 + 0 0 50 7 + 2 4 EP: 507+24.05 105+0 0 10 6 + 0 0 10 7 + 0 0 10 8 + 0 0 10 9 + 0 0 11 0 + 0 0 11 0 + 1 5 PC : 1 0 4 + 7 4 . 5 5 PT: 105+49.94 PI: 107+57.94 EP: 110+14.52 14+00 15+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 22+33 N68° 59 ' 2 9 " E 12.23' S88° 28' 34"E 515.59' L =7 8 .6 5 'R =2 0 0 .0 0 'Δ =2 2 °3 1 '5 7 " L =7 8 .6 5 'R =2 0 0 .0 0 'Δ =2 2 °3 1 '5 7 " 10.00' UTILITY EASEMENT (TYP.) 10.00' UTILITY EASEMENT (TYP.) BUILDING SETBACKS (TYP.) BUILDING SETBACKS (TYP.) R20.00' R20.00' 146.24' 14 6 . 2 6 ' 3 1 .4 0' 21.16' 96 . 0 0 ' 56 . 0 0 ' ROAD B STA: 22+02.79 = MORRIS RD SE STA: 504+70.22 28.00' 28.00' ROAD B STA: 13+81.78 = ROAD A STA: 107+57.94 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below.before you dig.Call R 253.383.2572 FAX 9 MW/SK 8/23/2023 PRELIMINARY PLAT 2230299.10 P.O.BOX 73790 PUYALLUP, WA 98373 KURT WILSON / EVAN MANN COPPER RIDGE LLC COUNTRY MEADOWS ESTATES PHASE 2 PRELIMINARY PLAT A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 17 N., RGE. 02 E., W.M., CITY OF YELM, THURSTON COUNTY, WASHINGTON. COUNTRY MEADOWS ESTATES PHASE 2 PRELIMINARY PLAT DATE: August 3, 2023 FILENAME: Q:\2023\2230299\10_CIV\CAD\_Preliminary Plat\2230299-SH-PLAT MAP.dwg C1.1 3 PLAT MAP GRAPHIC SCALE 0 40 80 1" = 40 FEET 20 N TRACT IDENTIFICATION ITEM SQUARE FEET ACRES TRACT 'A' - OPEN SPACE / PARK / STORM 13,182 0.30 TRACT 'B' - OPEN SPACE 5,115 0.11 LOT SETBACKS -SINGLE FAMILY FRONT YARD 15 FT* SIDE YARD 5 FT 15 FT (CORNER LOT) REAR YARD 25 FT STATISTICAL BREAKDOWN ITEM DESCRIPTION OR AREA SQUARE FEET ACRES SITE AREA 209,638 CRITICAL AREAS PROPOSED ONSITE ROAD ROW EXISTING & PROPOSED ZONING: 0 35,809 R-6, RESIDENTIAL MAXIMUM DENSITY (6 DU/ACRE) TOTAL NO. OF LOTS PROPOSED (SINGLE FAMILY) LARGEST LOT AREA (LOT 13) SMALLEST LOT AREA (LOTS 1, 2, 3, 9, AND 10) AVERAGE LOT AREA TOTAL IMPERVIOUS SURFACE (57.10%) ROAD ROOF AREA (2,500 SF x 29 UNITS) 4.81 0.00 29 0.82 28.86 (USE 29) 8,723 4,200 0.20 0.10 5,377 0.12 0.57 14,500 0.33 109,220 2.51 24,875 72,500 1.66 DRIVEWAYS (500 SF x 29 UNITS) OPEN SPACE (5% MINIMUM = 10,476 SF)17,321 0.39 09/01/2023 Exhibit A EXHIBIT J VANCIL CT SE MO R R I S R D S E COUNTRY MEADOWS ESTATES PHASE 1 PRELIMINARY PLAT (NOT APPROVED) 17 ROAD C 16 15 12 14 13 11 10 9 8 7 TRACT A6 5 4 3 2 1 TRACT B 18 19 20 21 22 23 24 25 26 27 28 29 ssss s ss ss ss ss sssssssssss s s s s s 1 2 3 4 TEL www.ahbl.comWEBTELwww.ahbl.comWEBTELwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below.before you dig.Call R 253.383.2572 FAX 9 MW/SK 8/23/2023 PRELIMINARY PLAT 2230299.10 P.O.BOX 73790 PUYALLUP, WA 98373 KURT WILSON / EVAN MANN COPPER RIDGE LLC COUNTRY MEADOWS ESTATES PHASE 2 PRELIMINARY PLAT A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 17 N., RGE. 02 E., W.M., CITY OF YELM, THURSTON COUNTY, WASHINGTON. COUNTRY MEADOWS ESTATES PHASE 2 PRELIMINARY PLAT DATE: September 1, 2023 FILENAME: Q:\2023\2230299\10_CIV\CAD\_Preliminary Plat\2230299-SH-TREE.dwg C6.1 9 CONCEPTUAL LANDSCAPE PLAN GRAPHIC SCALE 0 40 80 1" = 40 FEET 20 N TOTAL EXISTING TREES: 231 TOTAL REMOVED TREES:204 TOTAL RETAINED TREES:27 TOTAL REPLACEMENT TREES NEEDED: 204 A PORTION OF THE REPLACEMENT TREES REQUIRED FOR COUNTRY MEADOW ESTATES PHASE 2 WILL BE PLANTED WITHIN COUNTRY MEADOW ESTATES PHASE 1. STREET TREES PHASE 1:90 STREET TREES PHASE 2:40 ADDITIONAL TREES PHASE 1:26 ADDITIONAL TREES PHASE 2:48 TOTAL REPLACEMENT TREES:204 STREETSCAPE 1. PURPOSE: STREETSCAPE LANDSCAPING IS INTENDED TO PROVIDE VISUAL RELIEF WHERE CLEAR SIGHT IS DESIRED. THIS LANDSCAPING IS UTILIZED ALONG PEDESTRIAN CORRIDORS AND WALKS FOR SEPARATION OF PEDSTRIANS FROM STREET AND PARKING AREAS WHILE PROVIDING AN ATTRACTIVE SETTLING AND OVERSTORY CANOPY. 2. WHEN REQUIRED: STREETSCAPE LANDSCAPING IS REQUIRED AS PART OF STREET FRONTAGE IMPROVEMENTS. 3. DESCRIPTION: a. THIS TYPE OF LANDSCAPING CONSISTS OF STREET TREES FOR A LARGE OVERSTORY CANOPY ALONG STREETS AND PEDESTRIAN CORRIDORS AND APPROVED VEGETATION FOR GROUNDCOVER. b. STREET TREES SHALL BE CHOSEN FROM A STREET TREE LIST AS ADOPTED BY THE YELM TREE ADVISORY BOARD. DECORATIVE PROTECTION MAY BE PLACED AROUND THE TREES. c. GROUNDCOVER SHALL BE A MINIMUM FOUR-INCH POTS SPACED 18 TO 20 INCHES ON CENTER OR ONE-GALLON POTS AT 20 INCHES ON CENTER. LOW GROWTH SHRUBS SHALL BE ONE-GALLON POTS AT THREE FEET ON CENTER. SHRUBS SHALL BE 18 TO 24 INCHES IN HEIGHT AT FIVE FEET ON CENTER OR THREE-GALLON POT AT FIVE FEET ON CENTER. d. EARTHEN BERMS WITH GRASS OR OTHER VEGETATIVE GROUNDCOVER AND OTHER DESIGN FEATURES MAY BE WORKED INTO LANDSCAPING PROVIDED THE RESULTANT EFFECT OF PROVIDING A PEDESTRIAN-FRIENDLY ENVIRONMENT AND VISUAL RELIEF WHERE CLEAR SITE IS REQUIRED CAN BE ACHIEVED. e. THE MINIMUM WIDTH FOR STREETSCAPE LANDSCAPING SHALL BE SIX FEET TO PROVIDE ROOTING AREA FOR LARGE STREET TREES AND TO PROVIDE ADEQUATE STREETSCAPE. A FOUR-FOOT WIDTH MAY BE USED THROUGH PARKING AREA PEDESTRIAN WALKS WHERE ACCENT TREES ARE USED AND LESS WIDTH IS REQUIRED. f. PLANTING THEME SHALL BE A RATIO OF THREE STREET TREES TO ONE ACCENT TREE. g. TREES SHALL BE SPACED 35 FEET ON CENTER STARTING 15 FEET FROM THE PROPERTY LINE. TREE SPACING MAY BE ADJUSTED TO ALLOW UNOBSTRUCTED SIGHT DISTANCE ON EITHER SIDE OF A DRIVEWAY AND AT STREET INTERSECTIONS. TREE SPACING MAY ALSO BE ADJUSTED WHEN IN CONFLICT WITH LUMINAIRE POLES. PLANT SCHEDULE TREE BOTANICAL / COMMON NAME SIZE KOUSA DOGWOOD 2" CAL. MIN. 1 1/2 GAL. MIN. PSEUDOTSUGA MENZIESII / DOUGLAS FIR 6' HEIGHT DECIDUOUS TREE - TBD - WITH FINAL LANDSCAPE PLAN 6' HEIGHT EXISTING CONIFERS TO BE RETAINED 6' HEIGHT NOTE 1. THIS IS A PRELIMINARY LANDSCAPE DESIGN. SPECIES AND LOCATION OF PROPOSED TREES IS SUBJECT TO CHANGE. 2. FINAL LANDSCAPE, TREE RETENTION AND VEGETATION PLAN TO BE PREPARED BY A LICENSED LANDSCAPE ARCHITECT AND SUBMITTED TO THE CITY OF YELM FOR APPROVAL PRIOR TO THE ISSUANCE OF SITE DEVELOPMENT PERMIT. 3. PERIMETER LANDSCAPE TO BE PLANTED PER YELM CODE. 4. STREET TREES SPACED 35' O.C. PLACEMENT ADJUSTED FOR DRIVEWAYS, UTILITIES, AND STREET LIGHTS, SHRUBS AND GROUNDCOVER PER YELM MUNICIPAL CODE 18.55.020 (C). 5. IN ACCORDANCE WITH YMC18.55.050, LANDSCAPE AREAS SHALL HAVE IRRIGATION SYSTEM OR BE WITHIN 75 FEET OF A HOSE SPIGOT. IRRIGATION SYSTEM SHALL BE DESIGN/BUILD. CONTRACTOR TO COORDINATE. 6. A PORTION OF THE REPLACEMENT TREES WILL BE PLANTED WITHIN COUNTRY MEADOW ESTATES PHASE 1 TO MEET THE REPLACEMENT REQUIREMENTS OF PHASE 2. 09/01/2023 EXHIBIT J BEFORE THE CITY OF YELM HEARING EXAMINER 2 IN RE: ) ) ) ) ) HEARING NO. SUB 2023-0164 AMENDED FINDINGS OF FACT, CONCLUSIONS OF LAW 3 COUNTRY MEADOWS ESTATES PHASE 2. AND DECISION 5 OWNER: Copper Ridge, LLC P.O. Box 73790 6 7 8 9 10 11 12 13 14 15 16 17 18 1 9 20 21 22 23 24 , 25 Puyallup, Washington 98373 REPRESENTATIVE: Evan Mann PLANNER Tammy Baraconi, Consulting Planner SUMMARY OF REQUEST: The Applicant requests preliminary approval of a subdivision containing 29 single-family residential lots on 4.81 acres along with open space areas, a new public road and other associated improvements. LOCATION OF PROPOSAL: The property is located due west of Morris Road SE, Tax Parcel No. 22730410000, and due east of the proposed Country Meadows Estates Phase 1. SUMMARY OF DECISION: The requested subdivision is approved subject to modified conditions. BACKGROUND This project, referred to as Country Meadows Estates Phase 2, is a companion preliminary plat application to the one proposed for Country Meadows Estates Phase 1, immediately west of this site. By recent decision the Hearing Examiner has approved the preliminary plat for Phase 1 (Hearing No. SUB 2023-0163). The proposed Phase 2 of Country Meadows Estates is a smaller project (4.81 acres versus 9.84 acres) and with fewer residences (29 residences versus 59) but yet presents a more complex set of factors when determining whether preliminary plat approval should be approved. Amended Findings of Fact, Conclusions of Law and Decision - 1 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K The project adjoins Morris Road SE which would normally serve as its primary access. 2 Unfortunately, the collective set of intersections nearby at Morris Road, Bald Hill Road and SR 3 507 are operating at a failed Level of Service (LOS F) and cannot support further development 4 until improvements to these intersections are made. City Staff and the Applicant therefore agree 5 that the project's intended access to Morris Road should be restricted to emergency vehicles only 6 until the Morris Road/Bald Hill/SR 507 interchange is improved. This leaves the project's only 7 access being located on its west boundary where it would connect to "Road C" in the recently 8 approved Country Meadows Estates Phase 1 and ultimately gain access to Vancil Road west of 9 Phase 1. But while this solution would provide at least one access for the proposed subdivision, 10 City regulations require that subdivisions of greater than 25 units must have two points of access. 11 As a result, until access to Morris Road is allowed this project must be limited to 25 building 12 permits. 13 The project also raises challenging questions regarding the obligation under RCW 14 58.17.110 for consideration of planning features that assure safe walking conditions for students 15 who only walk to and from school. The project is located a short distance from Prairie 16 Elementary School along Morris Road, but the school is located outside of the City; there are 17 currently no sidewalks or street crossings providing safe walking routes to the school; and the 18 school's location outside of the City prevents Yelm from taking any direct action to establish safe 19 walking routes. 20 There has been a small amount of public opposition to the project in large part due to 21 traffic concerns but also due to the project's increased density. City Staff recommends approval 22 of the subdivision subject to a revised set of conditions. 23 PUBLIC HEARING 24 The public hearing commenced at approximately 10:00 a.m. on Thursday, May 23, 2024. 25 The hearing was a "hybrid" hearing consisting of both a remote hearing utilizing the Zoom Amended Findings of Fact, Conclusions of Law and Decision - 2 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K platform along with the opportunity to appear in person with the City serving as host. The City 2 appeared through Tammy Baracani, Consulting Planner. Also present were Clayton Wiebe, 3 Associate Planner, Gary Cooper, Senior Planner, and Reza Roukerd, City Engineer. The 4 Applicant appeared through its owner, Evan Mann along with Kurt Wilson. There were no 5 members of the public present and no public testimony was offered. All testimony by City Staff 6 and the Applicant's representatives was taken under oath and a verbatim recording was made of 7 the proceedings. The documents considered during the public hearing were the Staff Report 8 (revised) and the following other exhibits: 9 10 11 12 13 14 Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Exhibit G Exhibit H Preliminary Plat and project description Public comments SEP A distribution list, SEP A checklist, supporting documents, comments from affected agencies, and the final determination Marked up plans that show required corrections Traffic Impact Analysis Gopher Report Geotech Report Stormwater Report 15 One additional exhibit was presented during the hearing and consisted of the City's 16 recommended language for a new condition of project approval relating to the project's restricted 17 access to Morris Road until intersection improvements have been made. See Exhibit I discussed 18 more fully below. 19 The hearing commenced with the testimony of Consulting Planner, Tammy Baracani, 20 author of the Revised Staff Report. Ms. Baraconi's testimony closely followed her Revised Staff 21 Report. Country Meadows Estates Phase 2 is a companion application to the Phase 1 project 22 immediately west of this site and Hearing No. SUB 2023-0163. This project would adjoin Phase 23 1 and be connected to its road system by way of "Road B" which would allow this project to gain 24 access to Vancil Road to the west. The property was recently annexed into the City and given an 25 R-6 (Moderate Density) zoning designation. It contains 4.81 acres and is proposed for 29 single- Amended Findings of Fact, Conclusions of Law and Decision - 3 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K family residential lots. It is anticipated that Phase 2 project would be undertaken following 2 commencement of the Phase 1 project, most likely in the spring of 2025. 3 The project has a fairly straightforward layout. All lots would be accessed off of a single 4 road (Road B) running west to east through the center of the site and then connecting to Road C 5 found in the Phase 1 project. The four northerly lots (Lots 6, 7, 13 and 14) 6 would be "flag" lots with north-south extensions providing driveway access to "Road B 11• All 7 other lots would have direct access to Road B. Road B would be improved to local access 8 residential standards with sidewalks along one side and parking allowed on both sides. Standard 9 landscaping and other frontage improvements would be required of Road B and half street 1 O improvements would be required along Morris Road consistent with its status as a commercial 11 collector road. 12 The site contains two open space tracts, Tracts A and B. Tract A is located in the 13 northeast corner of the site and consists of a flag-shaped parcel abutting Morris Road to the east. 14 This tract is intended to serve as both a stormwater facility and open space/recreation tract. It 15 contains 13,192 square feet. Tract Bis located at the southwest corner of the project and 16 contains approximately 5,000 square feet. It is intended for recreational purposes. The 17 Applicant proposes to retain a large number of "significant trees" currently found in these two 18 tracts as well as some additional significant trees located along the south boundary of the project. 19 The project site is currently heavily forested and its development will require compliance 20 with the City's tree regulations. As just noted, the Applicant proposes to retain a large number of 21 significant trees currently found in the two open space tracts as well as some additional trees 22 along the south boundary. 23 Ms. Baracani confirmed that the project achiev'.es concurrency with respect to water, 24 sewer, stormwater and impact fee requirements. There is an existing well on the prope1iy that 25 Amended Findings of Fact, Conclusions of Law and Decision - 4 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 must be decommissioned as part of project approval and its water rights shall be dedicated to the City. City Staff acknowledges that the project has significant transportation issues. At the City's request, the Applicant undertook a Traffic Impact Analysis (TIA) conducted by Heath & Associates (Exhibit E). The TIA concludes that the project will generate 24 AM peak hour trips and 31 PM peak hour trips daily, with the PM peak hour being 4:00 p.m. to 6:00 p.m. Nearby property owners objected to the PM peak hour chosen for the TIA, believing that a more accurate peak hour would be from 2:00 p.m. to 4:00 p.m. to capture school dismissal traffic. Further analysis was therefore done to determine which PM peak hour was most accurate with the conclusion being that the 4:00 p.m. to 6:00 p.m. slot remained the most accurate, with the peak hour being 4:30 p.m. to 5:30 p.m. The TIA recognizes that if the project has access to Morris Road the vast majority of all traffic will attempt to utilize this road, turning left (north) to reach the intersection of Morris and Bald Hill Roads, followed quickly with the intersection with SR 507. Unfortunately, the TIA confirms that this collection of intersections is currently operating at an LOS F status, meaning that it is a failed intersection. Allowing additional traffic from this project would only worsen its failure. The City therefore recommends, and the Applicant agrees, that approval of the proposed subdivision should be conditioned on the requirement that its access to Morris Road SE will be restricted to emergency vehicles only until needed improvements to the Morris Road/Bald Hill Road/SR 507 interchanges are completed and their LOS improves. This will require the project to gain access via "Road C" in the Phase 1 project, leading to access to Vancil Road. To accomplish this requirement City Staff has proposed a new Condition 18 as follows: "18. Given the deficient Level of Service (LOS) and collision rate, if the City-planned improvements along Bald Hill Road, Morris Road and SR 507 are not completed by the time of Country Meadows Estates Phase 2 buildout, and Amended Findings of Fact, Conclusions of Law and Decision - 5 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Country Meadows Estates Phase 1 has completed its planned improvements providing site access from Vancil Road, then the proposed Morris Road site access shall be restricted to emergency vehicles only via bollards, a gate, or similar means. Consequently, all traffic from Country Meadows Estates Phase 1 and 2 (assuming the improvements to Bald Hill Road/Morris Road/SR 507 are not complete) must use Vancil Road, which was determined to have sufficient capacity to support both phases of Country Meadows Estates." The Hearing Examiner noted a problem with this proposed condition in that it leaves the suggestion that the Phase 2 development would be entitled to use Morris Road -even if intersection improvements have not yet been completed -if the Phase 1 project had not yet been undertaken and the Phase 2 project therefore lacked a means of access to the west. To the extent that this proposed language leaves this suggestion it is not consistent with the Hearing Examiner's intent. The phrase "and Country Meadows Estates Phase 1 has completed its planned improvements providing site access from Vancil Road" is unnecessary and confusing. The Hearing Examiner therefore agrees with the proposed Condition 18 subject to the elimination of this phrase. Although not discussed during the public hearing, this solution poses a new, unrelated problem. Pursuant to Chapter 18.52 YMC, a proposed division having more than 25 housing units must have more than one vehicular access from an arterial or collector street. The project proposes 29 housing units and is therefore subject to this requirement. But until it has general access to Morris Road the project will have only one means of vehicular access to an arterial or collector street (the connection to Road C in Phase 1). Until intersection improvements are made, then, the project will be in violation of Chapter 18.52 YMC. To remedy this problem, no more than 25 building permits can be approved for the subdivision until the project has general access to Morris Road. The other challenge facing this project is the statutory requirement found in RCW 5 8 .17 .110 requiring the Hearing Examiner to give consideration to "sidewalks and other Amended Findings of Fact, Conclusions of Law and Decision - 6 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHING TON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K planning features that assure safe walking conditions for students who only walk to and from 2 school". The project is a considerable distance from either the Yelm High School or Middle 3 School but it is only a quarter mile from Prairie Elementary School, located at 16539 110th 4 Avenue SE. The school is slightly south of the project and on the opposite side of Morris Road. 5 Under normal conditions, elementary students living in this development would have a short, 6 fairly easy walk to the school. Unfortunately, neither Morris Road or 110th A venue SE have a 7 system of sidewalks or street crossings allowing pedestrian traffic to the school. Indeed, there 8 are no sidewalks providing access to the school from any direction. As a result, the school 9 district and City have not established any safe walking routes for this school. In addition, all 10 properties located between the project site and the school are outside of the current City Limits 11 and the City has no control over them. The net result is that there is no means of providing a sa.fi 12 walking route from the project to the elementary school a short distance away. This will require 13 that students be directed toward Vancil Road to be bussed from there to the school. 14 All of this does not mean that safe walking routes have not been considered. To the 15 contrary, the project is conditioned upon internal and external sidewalks which will eventually 16 allow pedestrian access along Morris Road. In addition, the City indicates that it will condition 17 any future annexations of propetiies to the south along Morris on the condition that they dedicate 18 land necessary for sidewalks to provide future connection to the school. Finally, proposed 19 improvements to the Morris Road/Bald Hill Road/SR 507 Intersections may also address 20 pedestrian traffic and with the developer asked to contribute. 21 At the conclusion of the City's presentation the Applicant appeared through Kurt Wilson 22 and Evan Mann. Mr. Wilson noted that, as to safe walking issues, the project will be required to 23 pay traffic impact fees in addition to all of the other required road and sidewalk improvements, 24 and that these impact fees serve as the development's share of regional traffic improvements. 25 Mr. Wilson also noted that the school district has not commented on the project nor sought any Amended Findings of Fact, Conclusions of Law and Decision -7 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K specific conditions. He added that the project's required sidewalks along Morris Road will be 2 barricaded at their ends so as to discourage students and other pedestrians from thinking that a 3 safe walking route exists. 4 Following Mr. Wilson's testimony, Evan Mann testified briefly and confirmed the 5 proposed use of Tract A for recreational as well as storm water purposes, and for Tract B for 6 recreational purposes, with both tracts containing a large number of existing significant trees. 7 Mr. Mann also noted that the development's extension of the City's water mains will improve the 8 looping of these mains through the neighborhood, thus improving water pressure. 9 At the conclusion of of the Applicant's presentation the hearing was opened for public 10 comments. There were no members of the public present and no comments were received. 11 What would be a fairly routine, smaller subdivision is made more complex by its reliance 12 on Morris Road as well as its close proximity to Prairie Elementary School. The project's access 13 to Morris Road is problematic until improvements are made to the Morris Road/Bald Hill 14 Road/SR 507 intersections. This problem leads to a secondary one with the development 15 potentially having only one means of access despite having more than 25 proposed residences, 16 and resulting in a cap on allowed building permits until this problem is resplved. Separately, the 17 project's close proximity to Prairie Elementaiy School leads to concerns that children might be 18 tempted to walk to the school despite the dangerousness of the route. Ideal solutions do not exist 19 for any of these difficulties. Nonetheless, sufficiently adequate remedies do exist such that the 20 development should be approved subject to enhanced conditions. 21 I therefore make the following: 22 FINDINGS OF FACT 23 1. Any Findings of Fact contained in the foregoing Background or Public Hearing 24 Sections are incorporated herein by reference and adopted by the Hearing Examiner as his own 25 Findings of Fact. Amended Findings of Fact, Conclusions of Law and Decision -8 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K General Findings 2 2. The Applicant seeks preliminary plat approval to subdivision 4.81 acres into 29 3 single-family residential lots together with a new public road, stormwater facilities, frontage 4 improvements, and two open space tracts. The project is referred to as Country Meadows 5 Estates Phase 2. It adjoins, and is associated with the Country Meadows Estates Phase 1 project 6 previously granted preliminary plat approval, Hearing No. SUB 2023-0163. 7 3. The proposed subdivision is located along Morris Road SE, Parcel No. 8 22730410000. The site is currently vacant although it contains an existing well. The majority of 9 the site is forested. Most of the forest will be removed during development but a large number 1 O of trees will be retained in the two open space tracts, Tracts A and B as well as along the south 11 boundary of the project. 12 4. The site has a zoning designation of Moderate Density Residential (R-6) which 13 allows for up to six units per acre. Property immediately north of the site is undeveloped and has 14 the same R-6 zoning designation, while property immediately to the west is part of the Country 15 Meadows Estates Phase 1 development and is again zoned R-6. Properties to the south and east 16 are outside of the City Limits and include a variety of suburban/rural residential development. 17 5. The site adjoins Morris Road to the east and proposes a connection to it. A 18 second connection is proposed to "Road C" to the west within the Country Meadows Estates 19 Phase 1 development. This connection will then allow access to Vancil Road, a local connector. 20 Maps identifying the location of the project site and its layout are found in Exhibit D. 21 6. The project proposes one internal street, Road B, which will have access to 22 Morris Road to the east and to Road C within Phase 1 to the west, all as depicted on site maps. 23 Road B will be constructed to local access residential standards and include sidewalks on one 24 side of the road, street landscaping, parking along both sides and standard other improvements 25 for local access roads. No connections are proposed to adjoining prope1iies to the north or south. Amended Findings of Fact, Conclusions of Law and Decision - 9 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K 7. Nearby public amenities include Prairie Elementary School located across Morris 2 Road a short distance to the south. There are no existing sidewalks between the project site and 3 Prairie Elementary School nor are there any dedicated road crossings. All properties located 4 between the development and the elementary school are currently outside of the City Limits and 5 not within the City's control. 6 7 8 9 8. • • • In addition to associated roadways, the project will include: Curbs, gutters and sidewalks. Stormwater facilities. Two open space tracts, Tracts A and B. Tract A contains approximately 13,000 10 square feet while Tract B contains approximately 5,000 square feet. Collectively, these two open 11 space tracts constitute more than 5% of the gross area of the project. Tract A is located in the 12 northeast corner of the subdivision and will provide for both stormwater management while also 13 allowing for recreational area. Tract Bis located in the southwest corner of the subdivision and 14 will provide for recreational areas. 15 16 17 18 19 20 21 • • • • • Street trees and other replacement trees. Utility extensions . Half street frontage improvements along Morris Road. Street lighting. Open space and perimeter landscaping. Findings Relating to Public Notice and Meetings. 9. Notice of the Application was mailed to State and local agencies and property 22 owners within 300 feet of the site on November 16, 2023, and published in the Nisqually Valley 23 News on November 9, 2023. Public comments were received and are included in Exhibit B. 24 Public comments expressed concern over the project's impacts to traffic along Morris Road as 25 well as concerns over heighted density of the project relative to surrounding neighborhoods. Amended Findings of Fact, Conclusions of Law and Decision -10 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHING TON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K 10. The City, acting as Lead Agency, issued a SEPA Determination of 2 Nonsignificance (DNS) for the proposal on March 7, 2024. Comments were received from the 3 Nisqually Indian Tribe acknowledging that the Tribe had no concerns but requested notification 4 if there are any inadvertent discoveries of archaeological resources/human burials. The SEP A 5 DNS was not appealed and is final. It was posted on the site, mailed to property owners within 6 300 feet and published in the Nisqually Valley News on May 9, 2023. No additional public 7 comments were received nor were any members of the public present for the public hearing 8 Findings Relating to Concurrency Requirements 9 11. Prior to subdivision approval, the Hearing Examiner must undertake a 10 concurrency evaluation. YMC 18.16.040(A)(l). 11 12. For preliminary subdivisions, the Hearing Examiner must evaluate the project for 12 concurrency with respect to transportation, water and sewer. YMC 18.16.0S 0(C)(l). 13 Transportation. 14 13. The Level of Service at concurrency intersections must not drop below accepted 15 Levels of Service due to new trips associated with the proposed development unless the planned 16 improvements identified in Six-Year Transportation Programs will maintain Levels of Service. 17 YMC 18.16.0S0(C)(l )(a). 18 19 14. 15. The acceptable Level of Service at nearby intersections is LOS D. The Applicant submitted a Traffic Impact Analysis (Exhibit E) which estimates 20 that the project will generate 24 AM peak hour trips and 31 PM peak hour trips per day, with PM 21 peak hour being measured between 4:00 p.m. and 6:00 p.m .. 22 16. Members of the public expressed concern that the true PM peak hour period for 23 the site was between 2:00 p.m. and 4:00 p.m. due to traffic associated with Prairie Elementary 24 School. Authors of the TIA therefore undertook a further analysis to determine the most 25 appropriate PM peak hour for the site. This additional review concluded that the most accurate Amended Findings of Fact, Conclusions of Law and Decision -11 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K PM peak period is from 4:00 p.m. to 6:00 p.m. as originally thought, with the primary peak 2 period being 4:30 p.m. to 5:30 p.m. The TIA is based upon this premise. 3 17 , The TIA also finds that the nearby intersection of Morris Road SE and Bald Hill 4 SE is currently operating at an LOS F status for the northbound approach (that is, drivers from 5 Morris Road waiting to enter Bald Hill Road). This intersection is a "concurrency intersection" 6 per YMC 18.16.050, and its LOS F status is below the acceptable LOS D. 7 18. Improvements to this intersection are not currently found in the City's 8 Transportation Program, but improvements are planned for the SR 507 and Bald Hill Road SE 9 intersection with the intention to convert it to a roundabout. Additionally, the Morris Road SE 10 intersection may be relocated and tied into this roundabout resulting in a five-leg design. While 11 that design process is underway it is not yet identified in the City's Transportation Program. As a 12 result, concurrency is currently not achieved with any proposed access to Morris Road SE. 13 14 15 16 17 18 19 20 21 22 23 24 25 19 , To resolve this concurrency issue, City Staff has recommended an additional condition of project approval as described more fully in the Public Hearing Section. As noted in that section, the Hearing Examiner finds some of the proposed language to be confusing but agrees with its suggestion that the development should not be allowed regular access to Morris Road until improvements have been made to the Morris Road/Bald Hill Road interchange sufficient to improve its Level of Service to at least LOS D. Accordingly, the Hearing Examiner finds that the following revised condition should be imposed: "18. Given the deficient Level of Service (LOS) and collision rate, if the City-planned improvements along Bald Hill Road, Morris Road and SR 507 are not completed by the time of Country Meadows Estates Phase 2 buildout then the proposed Morris Road site access shall be restricted to emergency vehicles only via bollards, a gate, or similar means. Consequently, all traffic from Country Meadows Estates Phase 1 and 2 (assuming the improvements to Bald Hill Road/Morris Road/SR 507 are not complete) must use Vancil Road, which was determined to have sufficient capacity to support both phases of Country Meadows Estates." Amended Findings of Fact, Conclusions of Law and Decision -12 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K 20. As noted earlier, frontage improvements are required as part of development. 2 These include half street frontage improvements along Morris Road to commercial collector 3 standards and frontage improvements along all internal streets to local access residential 4 standards. 5 21. The traffic-related improvements set forth above, together with restrictions on the 6 use of access to Morris Road, together with traffic facility charges, will satisfy the requirement 7 for concurrency with respect to transportation. 8 Water 9 22. At time of preliminary approval, planned infrastructure identified in the Six-Year IO Improvement Program together with water rights identified in the Water System Plan must be 11 sufficient to provide for the proposed land use decision. YMC 18.16.050(C)(l )(b). 12 23. The Staff Report contains Findings relating to concurrency with water 13 requirements. Staff finds that the City is able to provide potable water to the consumer for use 14 and fire protection in accordance with the adopted health and environmental regulations. YMC 15 18.16.030(B). 16 24. Chapter 58.17 RCW requires that it be shown that appropriate provisions are 17 made for potable water as part of the preliminary subdivision approval. 18 25. City Staff officially declares that the City has the capacity to service the proposed 19 subdivision. 20 26. The project site is within the City's water service area and is currently not 21 connected to the City's water system. The development will be required to be connected to and 22 extend the water mains along all new proposed roadways within the subdivision. The project is 23 expected to connect to the existing water mains at its west boundary and extend them to its east 24 boundary along Morris Road. It is believed that this water main extension will provide a 25 regional benefit by improved looping of the water system resulting in improved water pressure. Amended Findings of Fact, Conclusions of Law and Decision -13 CITY OF YELM HEARING EXAMINER 299 N.W, CENTER ST./ P.O. BOX 939 CHEHALIS, WASHING TON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K 2 27. The Applicant must demonstrate that at the time of preliminary approval the 3 planned infrastructure for the City's sewer system identified in the Six-Year Improvement 4 Program is sufficient to provide for the proposed planned subdivision and that it is reasonably 5 anticipated that the treatment plant has sufficient capacity to provide for the proposed land 6 division. YMC 18.16.0S0(C)(l )(c). 7 28. Concurrency is achieved when the ability to treat and discharge wastewater is in 8 accordance with adopted health and environmental regulations. YMC 18.16.030(C). 9 29. The City's Sewer Comprehensive Plan identifies the property as being within the 10 sewer service area but is not currently connected to the City's STEP sewer system. Connection 11 to the City sewer service is required. 12 30. City Staff finds that the City has the ability to treat and discharge wastewater fro 13 the project and that concurrency with respect to sewer is achieved. 14 31. The project has been conditioned on requiring connection to and extension of the 15 main along all new proposed roadways within the subdivision. The exact improvements 16 required to serve the project will be identified during civil plan review. City Staff finds that with 17 these conditions the project satisfies the requirement for concurrency with respect to sewer 18 infrastructure. The Hearing Examiner concurs with the City's Findings. 19 Impact Fees 20 32. Concurrency with respect to fire protection and school infrastructure are achieved 21 pursuant to YMC 18.16.090. Concurrency with fire protection is achieved through contribution 22 to the Fire Protection Facilities as identified in the Capital Facilities Plan adopted by the 23 Southeast Thurston Fire Authority and endorsed by the Yelm City Council. This fee will be 24 collected at the time of building permit issuance. Concurrency with school infrastructure is 25 achieved through a contribution to School Facilities as identified in the most current version of Amended Findings of Fact, Conclusions CITY OF YELM HEARING EXAMINER of Law and Decision -1 4 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K the Capital Facilities Plan adopted by Yelm Community Schools and endorsed by the Yelm City 2 Council. This fee is also subject to change and is collected at the time of building permit 3 issuance. With these two impact fees, concurrency with fire protection and school infrastructure 4 is satisfied. 5 Findings Relating to Critical Areas 6 33. The protection of critical areas and resource lands in subdivision approval is 7 addressed through Chapter 18.21 YMC. The project must ensure compliance with the \ I 8 requirements of this chapter in order to be approved. YMC l 8.21.030(A). 9 Aquifer Recharge 10 34. All of Yelm is identified as a Critical Aquifer Recharge Area. Compliance with 11 federal, State and County Water Source Protection Re gulations and with the City's adopted 12 Stormwater Regulations is required in order to protect this aquifer. YMC 18.21.070. 13 35. City Staff has conditioned project approval on a storm water plan meeting the 14 most recent recent edition of the Stormwater Management Manual for Western Washington to be 15 presented with civil plan submission. 16 Other Critical Areas 17 36. There are no wetlands or other critical areas or associated buffers on or near the 18 project site. No evidence has been presented that the proposed subdivision implicates the City's 19 wetland regulations (YMC 18.21.060); Flood Damage Protection Provisions (YMC 18.21.090) 20 or Geographically Hazardous Areas (YMC 18.21.100). 21 Fish and Wildlife Habitat Conservation Areas 22 37. Fish and Wildlife Habitation Conservation Areas are addressed in YMC 23 18.21.110. As noted in the Staff Report, the Mazama Pocket Gopher has been listed as a 24 threatened species and the City has protected it through implementation of the Critical Areas 25 Code. If development occurs on prope1iy suspected to be occupied by the Mazama Pocket Amended Findings of Fact, Conclusions of Law and Decision -15 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fa x: 748-3387 EXHIBIT K Gopher, the Applicant must prepare a Critical Areas Report. The report must include mitigation 2 measures if it determines that Pocket Gophers would be impacted by the proposed development. 3 As part of this subdivision application the Applicant submitted a Mazama Pocket Gopher and 4 Regulated Prairie Absence Report. The report found no evidence of Mazama Pocket Gophers on 5 the subject property. 6 38. Staff finds that the project, as conditioned, satisfies all City requirement for 7 critical areas protection. The Hearing Examiner agrees with this Finding. 8 Findings Relating to Design Standards 9 Water 10 39. The site is not currently connected to City water service. Connection to City 11 water service is required. 12 40. Any well located on the property must be decommissioned pursuant to City 13 standards and the water rights dedicated to the City. 14 41. City Staff finds that the project, as conditioned, satisfies all requirements for 15 water pursuant to Chapter 13.04 YMC and Chapter 6 of the Development Guidelines. 16 Sewer 17 42. The property is located in the City's STEP sewer system service area and is 18 currently not connected. Connection to the sewer system will be required. 19 20 43. 44. Any onsite septic systems must be abandoned as part of project development. City Staff finds that the project, as conditioned, satisfies all sewer requirements 21 pursuant to Chapter 13.08 YMC and Chapter 7 of the Development Guidelines. 22 Fire Protection 23 45. Fire protection to the buildings must be provided pursuant to the International Fire 24 Code. Specific requirements will be determined during civil plan review. Fire hydrant locks 25 must be installed as part of the City's water conservation and accountability program. Fire Amended Findings of Fact, Conclusions of Law and Decision - I 6 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fa x: 748-3387 EXHIBIT K access lanes exceeding 100 feet in length must have appropriate turnaround provisions. City 2 Staff finds that the preliminary site plan meets all of the requirements for fire protection. 3 Storm water 4 5 46. 47. Stormwater has been addressed elsewhere in these Findings. Stormwater facilities must be maintained to ensure they remain in proper working 6 condition. A Storm water Maintenance Agreement must be recorded at the time of final plat 7 recording. Subject to these conditions, City Staff finds that the project satisfies all subdivision 8 stormwater requirements. 9 Lot Size and Setbacks 10 48. The City's Development Regulations do not establish minimum or maximum lot 11 sizes but do require standard yard setbacks of 15 feet adjacent to a local access street or 25 feet a 12 collector street, 5 feet from the side property lines, 15 feet from any flanking yard, and 25 feet 13 from the rear property line, with a minimum 20 foot driveway approach. The project will be 14 required to meet all of these requirements. 15 Transportation 16 17 49. 50. The project must improve street frontages to current City standards. Frontage improvements along Morris Road will be installed to the City's 18 commercial collector standards. 19 20 51. 52. The internal street will be constructed to local access residential standards. The proposed subdivision has more than 25 housing units and therefore must have 21 more than one vehicular access from an arterial or collector street. Chapter 18.52 YMC. The 22 project proposes two points of vehicular access: (1) a connection to Morris Road SE and (2) a 23 connection to "Road C" as found in Country Meadows Estates Phase 1 which will allow access 2 4 to Vancil Road. 25 Amended Findings of Fact, Conclusions of Law and Decision -17 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386 /Fa x: 748-3387 EXHIBIT K 53. As noted in earlier Findings, the project will not be allowed immediate access to 2 Morris Road due to the concurrency interchange at Morris Road and Bald Hill Road having a 3 Level of Service F. As a result, and until improvements to this intersection are made bringing it 4 to a Level of Service of at least D, the subdivision will only have point of general vehicular 5 access (the connection to Road C in Phase 1 ). As a result, building permits for this development 6 must be limited to 25 until such time as the subdivision has general access to Morris Road SE. 7 Parking 8 54. Each residential lot must have two parking spaces. YMC l 8.54.030(A). This 9 requirement will be met. In addition, on-street parking will be allowed on both sides of internal 1 O local access residential streets. 11 Landscaping 12 55. Landscaping is required for all new subd ivisions. YMC 18.55.020. For 13 residential subdivisions , the required perimeter la ndsc aping may consist of a solid wood fence on 14 side and rear yards. Streetscape landscaping will be required on street frontage improvements. 15 The open space tract will be landscaped and offer a children's play area. 16 56. The developer will be re quired to provide a Performance Assurance Device in 17 order to provide for maintenance of all required landscaping until the hom eowners association 18 assumes responsibly. This shall be in the amount of 150 percent of the ant icipated cost of 19 maintenance of landscapi ng for three years. 20 21 22 57 . Subject to these conditions the project's requirements for landscaping will be met. Open Space 58 . Residential subdivisions must include qualified open space equal to at least 5% of 23 the gross area of the deve lo pment. YMC 18.56 .010. 24 59 . As noted in earlier Findings, the Applicant pro poses two open space tracts, Tracts 25 A and B, which collectively satisfy the requirement for open space. Amended Findings of Fact, Conclusions of Law and Decision -18 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K Street Lighting 2 60. Adequate street lighting is required to provide safety to pedestrians, vehicles and 3 homeowners. The Applicant must submit a lighting plan during civil plan review meeting all 4 requirements of 18.59.050 YMC. 5 Mailboxes and Street Lighting 6 61. US Postal Service approved mailboxes and adequate street lighting must be 7 provided all to be reviewed at time of civil plan review. 8 Subdivision Name 9 62. The subdivision name must be reserved with the Thurston County Auditor's 10 Office prior to final subdivision approval. Addresses and street names will be assigned or 11 approved by the City's Public Service Department prior to final subdivision approval. 12 Findings Relating to Safe Walking Routes. 13 14 15 63. As noted in earlier Findings, the project site is located approximately .25 miles from the Prairie Elementary School located south of the site and across Morris Road. 64. There are currently no sidewalks between the project site and the elementary 16 school. 17 65. There are currently no dedicated crosswalks to allow pedestrians to cross Morris 18 Road. 19 20 21 22 23 24 25 66. Neither the City or the Yelm School District have established a safe walking route for Prairie Elementary School. 67. All properties between the project site and the elementary school are outside of the City Limits and therefore outside of the City's regulation. 68. As a result of these limitations, elementary students will be discouraged from attempting to walk from the development to Prairie Elementary School. The project's sidewalk Amended Findings of Fact, Conclusions of Law and Decision -19 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHING TON 98532 Phone: 360-7 48-3386/Fax: 7 48-3387 EXHIBIT K improvements along Morris Road will be barricaded to discourage their use by students. 2 Students will instead be directed toward Vancil Road to be bussed to all schools. 3 69. The City is committed to encouraging sidewalks and other pedestrian 4 improvements along Morris Road as these properties become annexed into the City. Until then, 5 students will need to be discouraged from attempting to walk along Morris Road. 6 70. The City has reviewed this application taking into consideration the availability o 7 sidewalks and other planning features that assure safe walking conditions for students who only 8 walk to and from school, with it being concluded that the current remedy is to require students to 9 be bussed to all schools including nearby Prairie Elementary School. 10 71. City Staff recommends preliminary subdivision approval subject to the conditions 11 found in the Revised Staff Report. 12 72. Pursuant to RCW 58.17 .110, the Hearing Examiner finds that, as conditioned: (a) 13 appropriate provisions are made for the public health, safety and general welfare and for such 14 open spaces, drainage ways, streets or roads, alleys or other public ways, transit stops, potable 15 water supplies, sanitary waste, parks and recreation, playgrounds, schools and schoolgrounds, 16 and all other and relevant facts, including sidewalks and other planning features that assures safe 17 walking conditions for students who only walk to and from school; and (b) the public use and 18 interest will be served by the platting of such subdivision and dedication. 19 Based upon the foregoing Findings of Fact the Hearing Examiner makes the following: 20 CONCLUSIONS OF LAW 21 22 1. 2. The Hearing Examiner has jurisdiction over the parties and the subject matter. Any Conclusions of Law contained in the foregoing Background Section, Public 23 Hearing Section or Findings of Fact Section are incorporated herein by re ference and adopted by 24 the Hearing Examiner as his Conclusions of Law. 25 3. The requirements of SEP A have been met. Amended Findings of Fact, Conclusions of Law and Decision -20 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K 4. Appropriate provisions are made for the public health, safety and general welfare, 2 for open spaces, drainage ways, streets, alleys, and other public ways, water supplies, sanitary 3 waste, playgrounds, schools, fire protection and other public facilities. 4 5. After considering all the relevant facts, including the physical characteri stics of 5 the site, the public interest would be served by the subdivision. 6 6. As conditioned, all City requirements for concurrency management have been 7 met. Chapter 18.16 YMC. 8 7. The requirements for the dedication of land and/or payment of fees have been 9 satisfied. YMC 18.16.090. 10 11 8. 9. All other requirements of Chapter 18.16 YMC have been met. The project is in compliance with the purposes of the Moderate Density 12 Residential (R-6) zoning des ignation. 13 10. The proposed number of residential units complies with the R-6 zoning 14 designation. 15 11. The project, as conditioned, is in compliance with the City's Residential 16 Development Standards. 17 12. The project, as conditioned, is in compliance with the City's Critical Areas 18 Regulations. Chapter 18.21 YMC. 19 13. The project, as conditioned, is in compliance with the City's design standards for 20 water , sewer, fire protection, stormwater, lot sizes and setback s, transportation, parking, 21 landscaping, open space, protection of trees, mailboxes, street lighting and subdivision names 22 and addre sses. 23 14. The project, as conditioned, is in compliance with all other subdivision 24 requirements found in the City's Development Regulations. 25 Amended Findings of Fact, Conclusions of Law and Decision - 2 I CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHING TON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 15. The project is consistent with the City 's Comprehensive Plan. 16. The project should be approved subject to the nineteen conditions contained in the Revised Staff Report. DECISION The Applicant's request for preliminary approval of subdivision containing 29 lots on a 4.81 acre site, with associated improvements, shall be approved subject to the following conditions: 1. All civil plans must be updated and resubmitted, addressing comments on the marked up plans attached. Exhibit D. 2. Morris Road shall be designed and built as a Commercial Collector as defined within the City 's adopted standards. It shall be dedicated to the City prior to use by the public. 3. All right of ways shall be constructed to City standards. Plans must be reviewed and approved by the City prior to construction. 4. The right of ways shall be dedicated to the City after completion of the project. An inspection of the right of ways will be required prior to the City accepting the right of ways. 5. A street lighting plan shall be included in the civil plan submittal. This plan shall comply with City design standards and will be reviewed and approved by the City Engineer prior to construction. 6. The Applicant must provide fire flow, lighting plan, monument plans and the detail, retaining wall calculation and details, and Signature Approval Block (leave room the electronic signature block ( 4" wide x 2" high) -All Sheets) by the time of submitting for the Civil Plan Review. 7. If there are existing wells or septic systems on the project site, the Applicant shall provide their details during Civil Plan Review. If there are no existing wells or septic systems, then the Applicant shall provide a written statement attesting to that fact during Civil Plan Review. 8. Stormwater facilities shall be located on separate recorded tracts owned and 23 maintained by the homeowner 's association. The stormwater system shall be held in common by the homeowner 's association and the homeowner 's agreement shall include provision for the 24 assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. 25 Amended Findings of Fact, Conclusions of Law and Decision - 22 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 9. Plans submitted during the civil plan review process shall include an addressing map for approval by the building official. 10. Plans submitted during the civil plan review process shall include the proposed location and details for mailbox placement and must conform to 18.59.080 YMC. 11. Landscaping: a. The Applicant shall provide a note and detail (City of Yelm Development Guidelines -Chapter 2 -Transportation Details DWG. NO. 2-19) for all the trees that planted within 6' of the curb or sidewalk must have a root barrier (by the time of submitting for the Civil Plan Review). b. YMC 18.55.020 Types of landscaping. i. "f. Planting theme shall be a ratio of three street trees to one accent tree." c. The Applicant shall provide a list of existing trees including the ones that will be removed from the site and the ones that will be retained. d. The Applicant shall include the scientific name of all vegetation on the landscaping plan. e. The Applicant shall provide a complete landscaping plan for review at the time of civil plan review. This plan shall be consistent with the City of Yelm's landscaping plan and include a detailed irrigation plan. Civil plans shall not be issued until the landscaping plan is approved. f. Any proposed irrigation system shall incorporate a backflow prevention device and conform with the cross-connection and backflow control program as defined in 13.04.220(D) YMC. 12. The Applicant shall provide a performance assurance device in order to provide for maintenance of the required landscaping for this subdivision, until the homeowners' association becomes responsible for shared landscaped areas. The performance assurance devise shall be 150 percent of the anticipated cost to maintain the landscaping for three (3) years. 13. The Applicant shall install at least one play structure in at least one of the open space tractus during site development. 14. Prior to final plat approval, the Applicant must demonstrate how Tracts A and B meet the City's open space requirements. This may be achieved through a brief narrative or through details on the site plan, and shall be subject to approval during Civil Plan Review. Amended Findings of Fact, Conclusions of Law and Decision -23 CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST./ P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 15. All submittals shall be the most current ones and consistent with each other (for example see landscaping plans page Ll and C6.1). Landscaping plans may be submitted along with the preliminary civil plans. 16. The proposed water main along Road C shall be extended through Tract C and tie into the main on Vancil Rd. 17. Preliminary approval for this project is for only five (5) years from the date of the decision. Knowledge of this deadline is the sole responsibility of the applicant, and notifications of deadlines may not be issued prior to the deadline. 18. Given the deficient Level of Service (LOS) and collision rate, if the City-planned improvements along Bald Hill Road, Morris Road and SR 507 are not completed by the time of Country Meadows Estates Phase 2 buildout then the proposed Morris Road site access shall be restricted to emergency vehicles only via bollards, a gate, or similar means. Consequently, all traffic from Country Meadows Estates Phase 1 and 2 (assuming the improvements to Bald Hill Road/Morris Road/SR 507 are not complete) must use Vancil Road, which was determined to have sufficient capacity to support both phases of Country Meadows Estates. 19. The City of Yelm finds that Country Meadows Estates Phase 2 would have sufficient access to collector streets, provided that Country Meadows Estates Phase 1 is built as planned and provides an access to Vancil Road for Phase 2. If, however, Country Meadows Phase 2 is built prior to Country Meadows Estates Phase 1, then the total number of allowed building permits for Phase 2 shall be limited to 24. "Code Citation: YMC 18.52.080" Every subdivision or combination of subdivisions of 25 or more housing units ... shall provide more than one vehicular access from an arterial or collector street. DATED this __ j_ day of June, 2024. Amended Findings of Fact, Conclusions of Law and Decision -24 Mark C. Scheibmeir City of Yelm Hearing Examiner CITY OF YELM HEARING EXAMINER 299 N.W. CENTER ST. I P.O. BOX 939 CHEHALIS, WASHINGTON 98532 Phone: 360-748-3386/Fax: 748-3387 EXHIBIT K Comparison: Reserve at Palisades vs. Country Meadows Estates Phase 2 Criteria Reserve at Palisades Country Meadows Estates Phase 2 Project Name Reserve at Palisades Country Meadows Estates Phase 2 Year Reviewed 2025 2024 Lot Count 39 + 24 existing lots (63 total) 29 Primary Road Access Points 1 (plus speculative Road B) 1 YMC §18.52.080 Compliance �� Not compliant – only 1 constructed access point �� Not compliant – required 2 access points Open Space Compliance (YMC §18.56.020) �� Questionable – does not meet minimum open space standard �� Met open space requirements per staff report Outcome �� Approved �� Denied Hearing Examiner Rationale Approved based on IFC D107.1, despite local code requirements Denied due to noncompliance with YMC §18.52.080 despite smalloverage (4 lots) EXHIBIT L Petition: Opposition to Reserve at Palisades Approval We, the undersigned residents of Palisades Street SE and surrounding areas, formally oppose the approval of the Reserve at Palisades development (LD 2024.0072) based on its violation of Yelm Municipal Code §18.52.080 (vehicular access), the misapplication of variance criteria under §18.14.lO0(C), and the unacceptable public safety and traffic risks presented by allowing 63 homes to rely on a single access road. This petition supports the formal appeal submitted by resident Justin Linson to the Yelm City Council. Please print clearly. Name (Print) Address Signature °ttDC: /l I / I I /07'38 EXHIBIT M 1 EXHIBIT M 2