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20080347 MDNSSEPA NO: 08-0347 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Scott Ritter, Ritter Holding Company Description of Proposal: Construction of a 36,000 square feet medical office building, and three commercial buildings equaling approximately 32,786 square feet retail with associated parking. Location of the Proposal: The project site is located at the southwest corner of Yelm Avenue West (SR 510) and Tahoma Boulevard. Section/Township/Range: Section 24, Township 17 North, Range 1E, W.M. TP# 21724130600, 21724120602, & 21724130500 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/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Issue: October 14, 2008 Comment Deadline: October 28, 2008 Appeal Deadline: November 4, 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, City of Yelm, 105 Yelm Avenue West, P.O. Box 479, Yelm, WA 98597, by October 28, 2008, at 5:00 P.M. The City of Yelm will not act on this proposal prior November 4, 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 November 4, 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), Stormwater Drainage Design and Erosion Control Manual (DOE), International 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, October 17, 2008 Posted in public areas: Wednesday, October 15, 2008 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklists ATTACHMENT SEPA Case Number 08-0347 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 30, 2008, Shea Carr & Jewell, Inc.) Traffic Impact Analysis (June 2008, WH Pacific Inc.) Preliminary Storm Drainage Report (September 2008, Shea Carr & Jewell, Inc.) 2. The City of Yelm has adopted a concurrency management system as required by the Growth Management Act. Chapter 15.40 YMC (Concurrency Management) is designed to ensure that the improvements required to support development are available at the time of development. A concurrency determination may be issued for a proposal as it relates to transportation issues when: the development provides on-site frontage improvements; the project makes off-site improvements as necessary to provide for the safe movement of traffic; and the project makes a contribution to projects identified the six year transportation improvement program in the form of a Transportation Facilities Charge. 3. This parcel and project application is a portion of a larger commercial project. Because of the size, timing, and proximity of these projects, the city requested a Transportation Impact Analysis for the full build out of the commercial development to determine impacts to the transportation system. The Transportation Impact Analysis indicates that the total project will generate approximately 1,552 peak PM trips at full build-out. 820 peak PM trips would be generated by ‘Viewmont Place’ a retail shopping complex of 308,000 square feet located on 27.66 acres north of Yelm Avenue (SR 510) between Killion and Mountain View Roads. 414 peak PM trips would be generated by 'Westmont Place' a retail shopping complex of 155,800 square feet located on 14.20 acres located north of Tahoma Boulevard across from Berry Valley Road. 174 peak PM trips would be generated by 'Ritter Commercial Development', a 65,500 square foot mixed use retail and office development on 5.38 acres located at the northwest intersection of Yelm Avenue and Tahoma Boulevard. 143 peak PM trips would be generated by 'D & W Development' which includes a 10,000 square foot day care facility, an 8,000 square foot veterinary clinic, and an 8,000 square foot medical center located on 3.25 acres northeast of the intersection of Tahoma Boulevard and Berry Valley Road. This application proposes a medical office building, and other associated office/retail uses. The trip generation proposed by this project is slightly higher than analyzed in the TIA. However, the increased trip generation is not significant and does not change the overall impacts or mitigation package. 4. The entire development is located within the Killion Road Local Improvement District which was formed to construct Tahoma Boulevard, reconstruct Killion Road to urban arterial standards, and reconstruct Yelm Avenue (SR 510) to urban arterial standards. This $8.8 million dollar project was on the Yelm Six Year Transportation Improvement Program prior to the formation of the LID. Assessments to properties within the LID are based equally on the frontage of each parcel in the LID and the number of trips anticipated to be generated by each parcel of land. 5. Based on the current Transportation Facilities Charge formula, properties within the LID have contributed $362 per peak PM trip to the LID project by completing an improvement identified on previous STIP’s and should be credited this amount. 6. The Transportation Impact Analysis indicates that the proposed development has significant adverse impacts to the transportation system through the addition of 1,552 peak PM trips. Expected delays at several intersections would significantly increase after traffic from the development is added to the base traffic in 2010, the horizon year. Over 470 new trips through the intersection of Yelm Avenue (SR 510) and 93rd. Over 450 new trips through the intersection of Yelm Avenue (SR 510) and Burnett. Over 1,250 new trips through the intersection of Yelm Avenue (SR 510) and Killion/Tahoma Boulevard. Over 770 new trips through the intersection of Yelm Avenue (SR 510) and Cullens Road, with a level of service drop from A to F, which does not meet concurrency standards for the City of Yelm. Over 730 new trips through the intersection of Yelm Avenue and Longmire Street. 7. The Community Development Department reviewed the data in the TIA using Synchro and SimTraffic. Synchro is a tool designed to model networks of signalized and unsignalized intersections which is useful for analyzing the operation and efficiency of intersections including calculating delays, levels of service, and capacity ratios. SimTraffic is a tool analyzing complex traffic situations such as closely spaced intersections and the effects of signals on nearby unsignalized intersections. These models showed, based on the data from the Transportation Impact Analysis, that during the peak hour: The reconstruction and realignment of 93rd Avenue/Burnett Road and Yelm Avenue (SR 510) mitigated impacts attributable to the proposed development to this intersection. The installation of a traffic signal at Longmire Street and Yelm Avenue (SR 510) mitigated impacts attributable to the proposed development to this intersection and others along the Yelm Avenue (SR 510) corridor. The Coates Road connection between Cullens Road and Killion Road would carry a significant portion of the eastbound traffic from the ‘Viewmont Place’ development and would mitigate impacts to the Killion Road/Yelm Avenue (SR 510) intersection. With these improvements, no concurrency intersection would operate at a level of service below the adopted concurrency standards and most of the delays created by the development would be either fully or partially mitigated. 8. 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. Mitigation Measures 1. The developer shall mitigate transportation impacts based on the new P.M. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on specific uses, and the time of tenant improvement. 2. The developer shall contribute a total of $212,934 towards the installation of a traffic signal at Longmire Street and Yelm Avenue (SR 510). This contribution will be in the form of a mitigation fee of $137.20 per peak PM trip payable at the time of building permit issuance. This improvement must be in place prior to the issuance any building permit within the entire development which would generate the 330th peak PM trip. If the improvement has not been completed by the City of Yelm, the developer may construct the improvement and would be reimbursed mitigation fee’s already paid towards the project and would be eligible for Transportation Facilities Charge credit. 3. The developer shall contribute a total of $500,807 to the realignment of 93rd Avenue/Burnett Road and Yelm Avenue (SR 510), improvement to full City standards including curb gutter, planter strips, and sidewalks, and the installation of a traffic signal at the realigned intersection. This contribution will be in the form of a mitigation fee of $322.68 per peak PM trip payable at the time of building permit issuance. This improvement must be in place prior to the issuance of any building permit within the entire development which would generate the 740th peak PM trip. If the improvement has not been completed by the City of Yelm at the time building permits are ready to be issued, the developer may construct the improvement and will be reimbursed any mitigation fee’s paid towards the project from previous phases of the development and would be eligible for Transportation Facilities Charge credit for the improvement. 4. The developer shall contribute a total of $97,873 to the construction of the Coates Road extension from Cullens Road to Killion Road. This contribution will be in the form of a mitigation fee of $63.06 per peak PM trip payable at the time of building permit issuance. This improvement must be in place prior to the issuance of any building permit within the entire development which would generate the 1,190th peak PM trip. If the improvement has not been completed by the City of Yelm, the developer may construct the improvement and would be reimbursed mitigation fee’s already paid towards the project and would be eligible for Transportation Facilities Charge credit. 5. Prior to the issuance of any building permit for ‘Viewmont Place’ that includes a road access on Mountain View Road, the developer shall reconstruct Mountain View Road from the northern property line of the ‘Viewmont Place’ development to the intersection of Mountain View Road and Yelm Avenue (SR 510). The improvement shall be to the Yelm commercial collector standard and shall include two travel lanes, two bike lanes, curb and gutter on both sides of the street, stormwater, and a planter strip and sidewalk on the east side of the roadway. 6. Access to Tahoma Boulevard shall be limited to the following locations: Directly across from Berry Valley Road. The existing accesses located on the easement between the ‘Westmont Place’ and ‘Ritter Commercial’. The existing approach located between the ‘Golden Dragon’ property (tax parcel 21724130700) and tax parcel 21724130800.