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07-0397 MDNS (2)SEPA NO: 07-0397 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Tahoma Terra, LLC Description of Proposal: Phase I of a subdivision of approximately 50 acres as a planned residential development. Phase I includes 24 single family residential lots, future phases are undetermined at this time. Location of the Proposal: The project site is located at 14504 Berry Valley Road SE, south of Yelm Avenue West (SR 510). Tax parcels 21723140101, 21723140102, & 21724230100. Section/Township/Range: Section 23, Township 17 North, Range 1E, W.M. Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions/Mitiga?^???ting Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Issue: April 1, 2008 Comment Deadline: April 18, 2008 Appeal Deadline: April 25, 2008 Grant Beck, Community Development Director This Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340 (2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Avenue West, P.O. Box 479, Yelm, WA 98597, by April 18, 2008, at 5:00 P.M. The City of Yelm will not act on this proposal prior to April 25, 2008, at 5:00 P.M. You may appeal this determination to the Yelm Hearing Examiner, at above address, by submitting a written appeal no later than April 25, 2008 at 5:00 P.M. You should be prepared to make specific factual objections. Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Code (Title 17 YMC), Critical Areas Code (Chapter 14.08 YMC), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) (Title 14 YMC), Road Design Standards, Platting and Subdivision Code (Title 16 YMC), and the Shoreline Master Program. ------------------------------------ -----------------DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley News, April 4, 2008 Posted in public areas: Wednesday, April 2, 2008 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist SUB-07-0397-YL Page 2 of 3 ATTACHMENT SEPA Case Number 07-0397 Findings of Fact 1. This Mitigated Determination of Non Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the following environmental documents: ?? Environmental Checklist (September 2007, prepared by KPFF Consulting Engineers) ?? Preliminary drainage & Erosion Control Report (October 2007, prepared by KPFF Consulting Engineers) ?? Wetlands Inventory (October 2007, prepared by The Coot Company) ?? Transportation Technical Memo (December 2007, prepared by Shea Carr & Jewell) 2. The City of Yelm is identified as a Critical Aquifer Recharge Area, a designated environmentally sensitive area. Potential Impacts to groundwater quality and quantity will be mitigated through measures that meet or exceed the standards in the 1992 DOE stormwater manual as adopted by the City of Yelm. 3. The City has adopted the 1992 Department of Ecology Drainage Design Manual, which requires that stormwater generated from impervious surfaces be treated for sediments before infiltration. 4. There are two (2) existing single family dwelling units, and five (5) mobile homes located the parcels designated as “tracts for future development”. Currently, one of the homes, and 5 mobiles are served by a Group B water system. The remaining home is served by an exempt well. The Comprehensive Water Plan (CWP) for the City of Yelm states that if water lines are located within 200 feet of the site, that existing wells be abandoned, and the units connected to City services. The existing dwelling units are located more than 200 feet of proposed new water lines. It is the policy of the CWP to integrate satellite systems into the City’s water system. 5. There is a Category III wetland, with a function score of 23, located on the southwest portion of this property. This wetland has been surveyed and inventoried by the Coot Company. The Category III wetland, with a function score of 20 – 28 points requires a 150 foot buffer pursuant to Section 14.08.100(6)(a). This 150 foot buffer is shown on the proposed plans. 6. Specific future development phases are undetermined at this time. Any future development will be reviewed for impacts to wetlands located on the site. 7. Section 14.12.040 YMC requires that residential development provide a minimum of five (5%) percent of the land as open space. The applicant is proposing a pathway around the wetland buffer. This section allows for open space to be dedicated as environmental interpretation. 8. The City of Yelm has adopted a concurrency management system as required by the Growth Management Act. Chapter 15.40 YMC (Concurrency Management) is designed to ensure that the improvements required to support development are available at the time of development. A concurrency determination may be issued for a proposal as it relates to transportation issues when: the development provides on-site frontage improvements; the SUB-07-0397-YL Page 3 of 3 project makes off-site improvements as necessary to provide for the safe movement of traffic; and the project makes a contribution to projects identified the six year transportation improvement program in the form of a Transportation Facilities Charge. 9. The Growth Management Act at Section 36.70.070 (6)(b) RCW states that a finding of concurrency can be issued when required improvements are in place at the time of development or that a financial commitment is in place to complete the improvements or strategies within six years. 10. The City reviews traffic data using Synchro and SimTraffic tools designed to model networks of signalized and unsignalized intersections which is useful for analyzing complex traffic situations such as closely spaced intersections and the effects of signals on nearby unsignalized intersections. This data is updated as new development occurs. The model implements an annual 4% (four percent) growth to accommodate new residential growth, and data from all commercial traffic is input to the model as “pipeline traffic”. 11. The traffic models showed that the addition of the 24.24 trips does not create measurable impacts to area roadway and intersections. The model also showed that a build out of 160 dwelling units would create impacts to the traffic network. As future development is proposed, additional traffic analysis will be required. 12. The project proposes street connections north to future development areas and the Y-1 connection, a planned improvement in the Yelm Transportation Plan, as well as connection to roadways being constructed in the Tahoma Terra Master Planned Community. 13. The Yelm School District has adopted a school mitigation requirement based on the demand that new residential units create for additional school services and facilities. Additional demands on the school system will be mitigated through the requirement that the developer enter into a mitigation agreement with the District. 14. The Washington Department of Ecology reviewed the proposal and noted that a construction stormwater permit would likely be required. 15. Comments received by Ed Wiltsie regarding traffic, water, and stormwater are addressed in this determination or are requirements covered by existing Yelm development regulations. Mitigation Measures 1. Temporary erosion control systems shall be utilized to minimize offsite impacts from erosion. The plans shall be approved by the City of Yelm. Clearing limits and required wetland buffers shall be identified and marked in the field prior to any construction. 2. Dedication of roadways to the City of Yelm within Tahoma Terra Division 3 & 4 must occur prior to final plat approval of this proposal. 3. The Group B water system is to be managed as a “satellite system”. This requires approval by the Washington Department of Health, with an agreement and schedule for future connection to the City System, abandonment of the well, with water rights dedicated to the City of Yelm. 4. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. 5. A final stormwater plan shall be submitted and approved by the City prior to any construction.