Application - June 1999 Submission
RECEIPT No. 11699
RECEIVED
****FIVE THOUSAND DOLLARS & 00 CENTS
RECEIVED FROM
P & P INVESTMENTS
3650 PACIFIC AVE
OLYMPIA WA 98501
DATE REC. NO.
06/24/99 11699
, AMOUNT
5.000.00 CHECK
REF NO,
8763
MISCELLANEOUS RECEIPT
BARB
PRAIRIE VIEW - DRAGT FARM MPD98-8216-YL
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Final Master Plan
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PRAIRIE VIEW
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A Traditional NeIghborhood Development
y elm, Washington
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A Development of-
DragtlDeTray L.L.C.
Olympia, Washmgton 98501
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Development Manager
K. Frank Kirkbride
4405 7th A venue Southeast
Lacey, Washington 98503
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June 1999
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Overview
Prame View IS a resIdential development proposed for 220 acres ofland m Yelm, Washmgton.
The development wIll provIde a wIde vanety of housmg opportumtIes and some supportmg
retaIl and servIces to a large number of people m a beautIful, pedestnan onented, settmg.
The development IS proposed to assIst the CIty ofYelm m meeting It'S prmcIpal goals wIthm
the Growth Management Act. The purpose of the act IS to encourage urban growth wIthm
urban areas where adequate publIc facIlIties can be made aVailable m a cost effective manner
The great dIfficulty IS developmg a plan that meets the growth goals when hIstoncal data IS
mconc1usIve
Prame View's Master Plan IS deSIgned to maXImIze the growth opportumtIes whIle bemg
shaped by the Yelm area reSIdential market condItions The plan WIll meet the followmg goals
· Land Use - promote m fillmg and urban denSIties
· Housmg - promote a vanety ofhousmg chOIces to meet the needs of the commumty
· PublIc FaCIlIties and UtIlIties - promote adequate sewer, water, storm water, and
other needed facIlIties m a tImely fashIOn.
· TransportatIOn - promote connected streets through corndor connectIOns
. Parks/Open Space - IdentIfy and make avaIlable for CIty acqUISItion, adequate lands
for parks and open space m advance of growth.
. EnVIronment - promote aVOIdance of envIronmental Impacts where possible and to
mItigate where necessary and feasible
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Applicant
Name
Address
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Telephone
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Contact/Agent
Name
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Address
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Landowners
Name
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Page 1
Dragt/DeTray L.L.C.
Final Master Plan
PRAIRIE VIEW
A TradItIOnal NeIghborhood Development
Yelm, Washmgton
Dragt/DeTray L.L.C.
3650 PaCIfic Avenue
Olympia, Washmgton 98501
360-438-2345
K. Frank Kirkbride
The KIrkbnde Group, Inc
4405 Seventh Avenue Southeast, SUIte 301
Lacey, Washmgton 98503
Henry and Jane Dragt
14848 LongmIre Southeast
Yelm, Washmgton 98597
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VICINITY MAP
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16
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14
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28
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93rd Ave
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PRAIRIE VIEW LOCATION
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PRAIRIE VIEW
A TradItIOnal NeIghborhood Development
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Adjacent Property Owners
See AppendIx A for a lIstmg of all adjacent property owners wIthm the Southeast Yelm
AnnexatIOn Area and wIthm 1,000 feet of the area's boundary
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Legal Description
Thurston County Assessor's Parcel Numbers 2172 43 10100, 2172 43 20000,
217243 30000,21724340100,2172 34 10000,21723440000
SectIOns 23 & 24, Township 17, Range 1 East W.M.
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Existing Zoning
Master Planned Commumty and MultifamIly ReSIdential
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Total Acreage
220 more or less
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Permitted Landuses
Dwellmg Umts
CommercIal
750 1
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Proposed Landuses
Dwellmg Umts Mimmum. 482
Commercial Mimmum. 0 0 acres
See FIgure 1 for totals of all land uses
MaXImum 750
MaXImum. 3.5 acres
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Open Space and Non-Residential Uses
See FIgure 1 for totals of all open space and non-resIdential uses
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Sources of Utilities and Services
Water' CIty of Yelm to mclude on-SIte groundwater supply
Sewage DIsposal CIty of Yelm mumcIpal sewer system.
Storm Water Control On-SIte
FIre ProtectIOn Yelm FIre Department
Schools Yelm School DIstnct No 2
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Hazardous Waste Control
No sIgmficant hazardous waste Issues are antiCIpated wIthm the Prame View
development.
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PRAIRIE VIEW
A TradItIOnal NeIghborhood Development
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PROJECTDEVELOPMENTS~RY
Figure 1
Total Acres: 220 +/-
Open Space
Wetland and Creek 2345 acres
Buffer area. 2537 acres
Total 4882 acres
Net Developable 171 18 +/ - acres
CIty Right of Way 13 01 acres 4,767 lmear feet by 120 feet
AddItIOnal Open Space 3283 acres
Total Open Space 9466 acres
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Dwelling Units
Total
Mimmum
MaXImum
600
750
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Phase 1
Mimmum
MaxImum
120
314
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S F Estate
Smgle FamIly ~ Large
Smgle FamIly ~ MedIUm
Double wIde MH
Smgle wIde MH
Duplex
Apartment 4-plex
Apartment 8-plex
Townhouse
Semor Care
Total
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Notes'
Lower Area
(Phase 1)
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95
54
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223
3 50 per acre!
438 per acre!
Total Dwellmg U mts
Upper Area Upper Area
North South
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47 30
40 38
71 0
82 0
68 0
o 48
45 0
40 0
393 134
Total
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9
91
173
125
82
68
48
105
40
750
1 DenSity based on developable acres, does not mclude wetlands, buffers areas and steep slopes
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PRAIRIE VIEW
A TradItIonal NeIghborhood Development
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City ofYelm Code 17.62 "Master Plan Development"
The Master Plan has been developed and IS submItted to the CIty ofYelm pursuant to Chapter
17 62 of Yelm Code The plan IdentIfies the types of uses needed to accomplIsh the overall
goals for the property The plan IdentIfies the phases of the development by large lots whIch
are segregated as a part of the master plan and WIll be used for future project specIfic approvals
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The key utIlIty and transportation corndors are Identified on the Master Plan. Internal
cIrculatIOn IS Identified III a typIcal fashIOn whIch demonstrates how the proposed denSIties are
to be accomplIshed.
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The purpose ofthe master plan process IS to protect and Improve the pubhc health, safety and
welfare by pursumg several ObjectIves. ThIS proposal meetmg the CIty'S goals as follows
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A. To ensure the future growth and development which occurs as the result of a master
plan is in accord with the comprehensive plan and planning policies of the city
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The proposed commUlli IS planned to use a vanety of mIxed housmg concepts,
rangmg from sfu:gle WIde anufactured homes to estate homes to multifamIly
apartments Large open spaces are created, Imked by parks and pedestnan traIls, for the
benefit of the reSIdents. Modem plannmg and desIgn technIques, such as "TradItIOnal
NeIghborhood Developments" are employed to create a people fnendly, compact
commumty
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The commumty IS planned usmg a "standard" lot SIze that then creates a "super block"
that IS adaptable to all planned housmg types ThIS allows for the deSIgn and
constructIOn ofutIhtIes and a road system WIthout Impactmg current or future housmg
needs and concepts
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The Master Plan approval process WIll assure that the commumty can be developed
wIthm predIcable gUIdelInes dUrIng the next decades The Master Plan WIll meet, or
exceed, all applIcable CIty ofYelm comprehensIve plan and plannmg polICIes of the
CIty
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B To provide for large-scale projects that incorporate afull range of land uses, where
appropriate and where consistent with the comprehensive plan.
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The Master Plan, through the employment of "NeIghborhood Umts" allows for the
maXImum flexibIlIty m commumty design mcorporating all conceIvable, and
marketable, housmg types ReSIdential uses mclude smgle famIly homes usmg modem
delIvery technIques such as manufactured housmg, modular housmg, on-SIte
constructed, zero lot Ime, and estate MultIfamily housmg can mclude duplex, pm
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PRAIRIE VIEW
A TradItional NeIghborhood Development
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wheel clusters, townhouses, and garden apartments Semor housmg concepts such as
Congregate Care and ASSIsted LIvmg can be accommodated. To servIce the communIty
neIghborhood umts can be developed WIth commercial and retaIl uses
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C To encourage innovations and creativity for the safe, efficient and economic use of the
land.
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The Master Plan enVISIOns hIgh denSIty neIghborhood umts, clustered III close
prOXImIty to parks and pedestnan traIl systems. ThIS concept creates large open spaces
wIthm the commumty that proVIde paSSIve recreatIOn and wildlIfe habItat.
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The use of a smgle lot configuration allows for the maXImum abIlIty to develop the
neIghbor hood umts Most lots allow for alley entry for vehIcles and pedestnan use of
the frontages The small SIze can accommodate small modem factory buIld housmg yet
be enlarged to proVIde medmm SIze and larger smgle famIly homes Other
combmatIOns of lots accommodate townhomes and apartments creatmg the optimum
commumty enVIronment.
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D To ensure and faczlitate the provisions of adequate public services such as
transportation, water, sewage, storm drainage, electricity and open space
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The approval of the proposed Master Plan WIll enable the CIty ofYelm to plan for the
specIfic land uses and locatIOns ofthe vanous uses wIthm the planned commumty The
locatIOn of roads, walkways and open spaces are known. The reqUIrements for water
and sewer servIces are Identified, specIfically wIthm the gUldelmes govemmg these
utilIty servIces Storm water dramage IS deSIgned dunng each phase ofthe development
to specIfically meet the current data and regulatIOns
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E To encourage efficient patterns of land use which, where appropriate, decrease trip
length of automobile travel and encourage trip consolidation, increased public access
to mass transit, bicycle routes and other alternative modes of transportation.
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The Master Plan IS specIfically well SUIted to meet and exceed the objectives of
decreased automobIle travel and mcreased used of other modes The entire commumty
IS located close wIthm the CIty of Yelm, near the downtown busmess dIstnct and
wIthm easy walkmg dIstance to local recreatIOn and school faCIlIties.
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The neIghborhoods wIthm the commumty are pedestrIan and people mteractIOn
fnendly The abundant use of walkways, alleys, and parks proVIde for ease of access
and mterachon for pedestnans and bICyclIsts
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PRAIRIE VIEW
A TradItIOnal NeIghborhood Development
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The compact resIdential groupmgs make the use of mass transIt and alternative modes
of transportatIOn attractive leadmg to theIr cost effective utilIzatIOn.
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F To improve the design, quality and character of new development so as to reduce
energy consumption and demand, and to minimize adverse environmental impacts
including degradation of wildlife habitat and important natural features in the area.
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Modem constructIOn technIques WIll be employed throughout the commumty to
maxImIze the opportumty for energy savmgs Zero lot Ime, cluster housmg and
multifamIly bUIldmgs contribute to the effiCIent land use and reduced demands on
energy consumptIOn.
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Natural features provIde vIsual relIef and establIsh a umque character for the
commumty Where possible open space IS mcorporated mto the deSIgn the thIS
TradItional NeIghbor development. The plannmg WIll protect and Improve the habItats
and natural features of the SIte
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Throughout the neIghborhood umts are small parks and walkway Imkages However,
the major open space areas are relatively mtact, separatmg clusters of neIghborhood
umts or provIdmg a buffer to adjacent lands
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G To foster and ensure a rational pattern of relationships between residential, business
and industrial uses so as to complement and minimize impacts on existing
neighborhoods
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The Master Plan enVISIOns the most modem of plannmg technIques m commumty
deSIgn. TradItional NeIghborhood Developments attempt to return to the resIdential
lIvmg concepts of the pre- WWII Amencan towns
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Peter Calthorpe, m hIS "The Next Amencan MetropolIs" wntes that "the tradItional
Amencan town has dIversIty of use and users So does the modem suburb, but m a
dIfferent, hIghly segregated form. It IS true that the classIc town dIstmctly separated
many uses resIdentIal neIghborhoods, commercIal areas, school SItes, and CIVIC centers
But the connections between uses were mternal and walkable, close and dIrect."
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The Master Plan IS an attempt to create a commumty plannmg and development gUIde
that WIll enable the development of the new Amencan town wIthm the local plannmg
and economIC constraints
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Dragt/DeTray L.L.C.
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PRAIRIE VIEW
A TradItIOnal NeIghborhood Development
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H. To ensure coordination of commercial and industrial building designs which will be
harmonious and blending with each other and the natural environment.
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The essence ofthe Master Plan concept IS to accomplIsh the goal of mtegrated plannmg
resultmg m harmomous desIgns that are also reflective ofthe natural envIronment. ThIS
Master Planned commumty IS limIted m the opportumty because of the lack of mdustnal
uses and very lImIted commercial.
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The commercial use, If developed, will be placed wIthm the commumty, located wIthm
one, or more, of the neIghborhood umts The deSIgn wIll reflect the surroundmg
reSIdential deSIgn, of the time Access wIll be avaIlable through the pathways, bIcycle
and vehIcle CIrculatIOn systems.
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Anticipated Phasing
The development of the entIre commumty IS not on a speCIfic schedule Other than the
mItIal phase of development no subsequent phases have been IdentIfied. As the market
condItIOns develop and more IS known relative to reSIdential and commerCial needs
mdIvIdual neIghborhoods can be selected for development.
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The only known phasmg IS Identified as Phase 1 ThIs phase wIll proVIde for a mImmum
of 126 dwellmg umts to a maXImum of314 dwellmg umts The ImtIal phase wIll also
mclude all roads, utIlIties, parks and open space to complete the development. These
neIghborhoods are located on the portIOn of the property east of Thompson Creek and
are eaSIest served by CIty utilIties and streets Subsequent phases wIll reqUIre
development of an boulevard style artenal street, major extenSIOn ofutIhtIes and the
creek crossmg.
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Financing of Utilities
All of the off-sIte and a majonty of the on-SIte roads, sewer and water Improvements
WIll be mcluded m a Local Improvement DIstnct to benefit the planned commumty and
those property owners that WIsh to benefit located between Prame View and Yelm
Avenue
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Environmental Impacts
The envIronmental Impacts of the of the Southwest Yelm AnnexatIOn Area and the
Conceptual Master Plan for Prame View are outlmed m several documents. These are
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· Fmal EnVIronmental Impact Statement for the Southwest Yelm AnnexatIOn and
Addendum to the Fmal EnVIronmental Impact Statement, July 1994
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· Fmal EnVIronmental Impact Statement, CIty ofYelm ComprehensIve Plan and J omt
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A TradItIOnal Neighborhood Development
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Plan wIth Thurston County , January 1995
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· Yelm ComprehensIve TransportatIOn Plan and Fmal EnvIronmental Impact
Statement, August 1992
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· CIty ofYelm 1997 ComprehensIve Transportation Plan Update, Apnl1988
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· Class II EnvIronmental Assessment, CIty ofYelm Water Reuse Project, August
1997
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· Water Reuse SEP A Document, CIty ofYelm Water Reuse Project FacIlIties Plan,
AppendIX W, July 1995
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· Water Reuse NEPA Document, CIty ofYelm Water Reuse Project FacIlIties Plan,
AppendIX W, July 1995
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· SEP A Document of Conceptual Master Plan for Prame View, June 1999
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SpecIfic Impacts that reqUIre mItigatIOn are
Traffic The development WIll generate vehIcular traffic associated WIth the
resIdents
MitigatIOn The developer WIll aSSIst m Improvmg the local transportatIOn based on
the prorata Impact of the vehIcles.
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Adjacent Land Uses
The adjacent land uses vary from a publIc golf course to the undeveloped planned
commumty of Thurston Highlands. Most of the lands are smgle famIly resIdences and
small farms Between Yelm Highway and Prame View are a mIxture of housmg types
from smgle famIly to multifamIly faCIlIties
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FIgure 2 shows the eXIstmg zomng m the ImmedIate area ofPrame View
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Conceptual Master Plan Approval
Date October 1994 The approval has expIred.
Proponent: Emerald Ridge PartnershIp
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Conceptual Master Plan Approval Conditions
The Conceptual Master Plan approval of October 1994 IS now expIred. The approval was
contamed wIthm a larger commumty plan that mcluded the Thurston Highlands and an
assembly of smaller parcels The approval mcluded several condItions, many general to all
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PRAIRIE VIEW
A TradItional NeIghborhood Development
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master planned commumtIes and some specIfic to the mdIvIdual parcels. The followmg IS a
summary of the condItIOns that impact Praine View
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· Open space of 11 0 acres wIll be dedIcated to the CIty of Yelm
· The area wIll be served entirely by publIc and pnvate utilItIes.
· The developers wIll partICIpate m the costs of the CIty'S wastewater reuse program.
· The commumty WIll be developed m phases
· The mmImum number of dwellmg umts shall be computed on the basis of 3 5
dwellmg umts per net developable acre Net developable IS the land measurement
remammg after subtractmg open space, envIronmentally senSItive areas, parks,
transportatIOn and utilIty corndors, and other unbUIldable area.
· An essentIal transportatIOn corndor Identified as the "mam loop road" bIsects the
property connectmg State Highway 510 WIth the Thurston Highlands proposed
commumty ThIS road WIll be developed m phases as the need develops
· All development WIll be served by CIty ofYelm sewer and water systems
· The opportumty for a school SIte should be proVIded.
· Each of the major plannmg area may proceed mdependently WIth final Master Plan
approval.
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Master Plan Description
The Master Plan has created twenty four plannmg umts or neIghborhoods These
neIghborhoods have been planned to accommodate a vanety of reSIdentIal denSIties
Two ofthe neIghborhoods have a range from zero to 60 and 80 These WIll proVIde the
opportumty for commerCIal and central park development. All other neIghborhood
reqUIre a mmImum of development, generally m the 20 to 30 dwellIng umt range The
maXImum number of dwellmg umts vanes greatly, from 20 to 168
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The Master Plan mcludes to opportumty to mclude several forms of housmg that have
not been bUIlt for two generatiOns These are the truly hIgh-qualIty apartments,
townhouses and boardmg houses that were once respectable places to lIve, also
accessory umts, duplexes and quadplexes of every kmd along WIth the tradItiOnal smgle
famIly home and zero lot-lme houses of today
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PRAIRIE VIEW
A TradItIOnal NeIghborhood Development
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The South Puget Sound Region
The regIOn surroundmg Yelm offers sIgmficant opportumtIes for economIC and reSIdential
growth. OlympIa, the State CapItal CIty, IS fifteen mIle to the northwest. Fort LewIs MilItary
ReservatIOn borders the commumty The Town of Dupont IS ten mIles north. All of these
locatIOns IS expenencmg economIC growth, stable regulatory agencIes, and strong reSIdential
mcreases
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Government IS the largest employer m the OlympIa area. Fort LewIs contmues to be the premIer
U S Army faCIlIty on the West Coast, mcreasmg m SIze and Importance Dupont IS undergomg
a sIgmficant transformatIOn as the Weyerhauser Company develops It'S propertIes Intel has
establIshed a manufacturmg plant wIth an expected employment of6,000 Growth in the greater
Tacoma area contmues to proVIde employment opportumtIes for reSIdents who find Yelm IS
the locatIOn of chOIce
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Yelm
Yelm IS a commumty located m the South Puget Sound regIOn of Western Washmgton. The
commumty's geographIc locatIOn makes It Ideal for growth m the next twenty years. Current
plannmg calculates a populatIOn mcrease of 50% dunng thIS penod.
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Growth m the commumty IS determmed by Yelm's proXImIty to Fort LeWIS and the rapIdly
growmg PIerce County areas from Puyallup and F ednckson to Dupont on Interstate 5 Growth
pressures from other Thurston County metropolItan areas such as Lacey's Hawks Prame WIll
Impact the commumty
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Yelm's relatively small SIze, open spaces, beautIful VIews ofMt. RaImer and moderate weather
make It an Ideal location for retirement lIvmg.
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City ofYelm Comprehensive Plan and Joint Plan with Thurston County
The CIty of Yelm ComprehensIve Plan and Jomt Plan WIth Thurston County represents the
VISIon of the CIty ofYelm for the development of the commumty to the year 2015 The plan
was developed under the context of the Washmgton State Growth Management Act whIch
Identifies Issues whIch must be addressed m comprehensIve plans
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The purpose of the 1995 Jomt Plan was to describe how development WIll occur durmg the
twenty year penod to 2015, both wIthm the CIty ofYelm and m adjacent Thurston County area
wIthm the Urban Growth Boundary Central to thIS plannmg effort IS the Improvements and
expanSIOn of the water and sewer systems, transportation CIrculatIOn, parks and open space, and
the protectIOn of cntIcal areas to help maintam and enhance the lIvabIlIty of the Yelm
commumty
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PRAIRIE VIEW
A TradItIOnal NeIghborhood Development
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Southwest Yelm Sub-area
The CIty ofYelm has establIshed short-term and long-term urban growth boundanes. The long
term boundarIes describe the lands needed for long-term utilIty, transportatIOn, growth plannmg
and growth at a reasonable cost. Short-term boundarIes are used to promote compact urban
growth and logIcal phasmg of urban servIces.
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Prame View IS located wIthm the short term boundary of the Southwest Sub-Area. The
Southwest Sub-Area IS the largest and least developed ofthe regIOnal sub-areas. ThIS sub-area
IS bounded by Fort LeWIS on the west, 93rd Avenue and S.R. 507 on the north, SR 510 to the
east and the former CIty lImIts on the south.
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The CIty ofYelm has approved a conceptual master plan for two large developments located
wIthm the Southwest Sub-Area. The area of the planned commumtIes has large undeveloped
tracts of land that are SUItable for hIgh denSIty development and It'S associated mfrastructure
needs The developers, DragtlDeTray L.L C WIll prOVIde the necessary mfrastructure,
mcludmg sewers, roads, water, open space, parks and other servIces The CIty of Yelm has
proposed a local Improvement dIstnct, latecomer agreements, and other development tools
WhICh wIll permIt the project to be successful and meet the CIty'S goals
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Yelm's Housing Needs
The populatIOn of Yelm has grown Irregularly over the last SIXty years The largest mcrease
occurred dunng the 1970s, WIth a doublIng of the populatIOn. Much of thIS growth has been
attributed to a program of the federal Farmers Home AdmmIstratIOn to proVIde low-cost loans
for low-mcome famIlIes relocatmg to rural commumtIes
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The decade of the 1980s showed slower gro"Wih. However, growth has mcreased dunng the last
several years, m part due to people searchmg for more affordable housmg, the general growth
of Thurston County and the attraction of a local spmtualist.
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A wIde varIety of housmg needs eXIst, partIcularly m servmg the elderly and lower socIal-
economIC members of the commumty The housmg poliCIes of the 1995 Jomt Plan call for a
mIX ofhousmg rather than dIVIdmg neIghborhoods exclUSIvely by housmg type or value ThIS
reflects the belIef that a mIX of housmg types IS an asset to the commumty
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Prame View's plan maXImIzes the opportumty to proVIde a very broad mIxture ofhousmg types
and economIes
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PRAIRIE VIEW
A TradItIOnal NeIghborhood Development
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The Project
Prame View IS posItioned to take advantage of the pnme regIOnal locatIOn ofYelm. The master
planned commumty provIdes the flexibIlIty reqUIred to meet the vaned needs of the new and
future resIdents of the regIOn.
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The development can provIde an extremely WIde range of housmg opportumtIes, from small
manufactured homes to townhouses to apartments and retirement facIlIties. A desIgn that
provIdes to market based flexibIlIty yet meetmg the CIty'S Urban Growth Management
reqUIrements and a pedestnan frIendly enVIronment IS proposed.
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The Developer
Dragt/DeTray L.L C IS an organIzatIOn of Henry and Jane Dragt m aSSOCiation wIth E. Paul
and PhyllIs DeTray The Dragts are long time property owners in the Yelm area. The Dragts
were operators ofthe former dairy on the property proposed for development. E. Paul DeTray
and hIS WIfe PhyllIs have extenSIve expenence m the South Sound area m developmg qualIty,
affordable, housmg. They have combmed theIr SkIlls, foresIght and assets to assure thIS
development WIll meet all of It'S goals K. Frank KIrkbnde of The KIrkbnde Group, Inc has
been retamed as manager of the development. He has organIzed a team of prof eSSlOna Is to plan
and buIld the finest reSIdential commumty m the regIOn.
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The Concept
Dragt/DeTray propose that the CIty ofYelm approve a master plan that meets, or exceeds, the
CIty'S plamng and urban growth management goals and objectives Because the market for
reSIdential umts IS dIfficult to quantIfy m the Yelm area, sIgmficant latitude must be placed mto
the master plan to allow the commumty to meet the changmg and challenging market
condItions It IS unclear If the development should focus pnmanly at semor CItIzens, young
famIhes or a broad mIxture Thus a plan has been develop that WIll be able to meet any and all
commumty reSIdential needs
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The entire parcel WIll be developed as a planned commumty WIth a retaIl and servIces center
Withm the commumty there WIll be parks, recreatIOnal faCIlIties, walkmg paths, "golf cart"
paths, wIldlIfe habItats, smgle famIly and multifamIly homes
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Major Physical Aspects of the Proposal
The proposed reSIdential commumty encompasses and area of approxImately 220 acres under
the ownershIp of the lImIted lIabIlIty corporatIOn, Dragt/DeTray L.L C
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The proposed commumty WIll change the eXIstmg land from a former dairy farm and reSIdential
tract to a multI-use reSIdential commumty The potential uses are vaned. The proposed
reSIdential denSItIes are Identified m plannmg umt, or future neIghborhoods The denSIties
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PRAIRIE VIEW
A TradItional NeIghborhood Development
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range from zero to almost 20..,0... Th~1 ~as wIth the zero potential will most likely be
developed mto parks and ~tes. The lower denSIty areas most probably be smgle
famIly reSIdences. The neighborhoods wIth the broadest range may contam smgle famIly,
duplex, townhouses, apartments and large scale residential facIlItieS.
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As part of the overall plannmg for the commumty, an IdealIzed concept plan was developed.
The plan enVISIOns two central park and recreational area, a small neIghborhood commerCial
area and broad Thompson Creek WIldlIfe area. Throughout the mIxed reSIdential uses are
extenSIve parks and pathways to connect all areas of the commumty Via foot or golf cart traffic.
Most neIghborhood are served by alleys, wIth mmImum front street setbacks, encouragmg
vehIcles to the rear and pedestnans to the front of the reSIdences However, the ambIence of
back yard lIvmg WIll be enhances by the alley's and rear set garages m many of the
neIghborhoods.
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School and publIc park SItes may be located wIthm the commumty The specIfic locatIOns WIll
be Identified when the CIty and School DIstnct reqUIre the SItes because of publIc need. Ifthe
need does not develop then the propertIes WIll be developed mto other uses
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Circulation Plan
The cIrculatIOn plan IS proposed to utilIze the eXlstmg artenal to reach the SIte, m the imtIal
phases UltImately a new boulevard type artenal WIll be developed through the SIte connectmg
the property wIth Y elm Avenue and the proposed Highlands project Immediately to the west.
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The mtemal street system WIll feed from the central artenal and LongmIre Street, as
appropnate
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Existing Site Conditions
SoIls
The soIls of the SIte are sandy and gravelly matenals deposIted by the latest glacial actIOn and
the flood waters of the nearby Nisqually River The pnncIpal SOIls are classIfied as Nisqually
loamy fine sand, Everett very gravelly sandy loam and Yelm fine sandy loam
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The Everett very gravelly sandy loam IS a very deep, somewhat excessIvely dramed soIl formed
from the glacial outwash. The soIl IS well SUIted for homesItes because ofthe hIgh permeabIlIty
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Nisqually loamy fine sand IS a very deep, somewhat excessIvely dramed soIl It was fomled m
sandy glaCIal outwash. The SOIls are SUItable for homesItes because of the moderately rapId
permeabIlIty The Yelm fine sandy loam soIl IS a deep, moderately well dramed soIl. It was
formed m volcamc ash and glaCIal outwash. The mam lImItatIOn on homesItes IS a seasonal
wetness
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PRAIRIE VIEW
A TradItional NeIghborhood Development
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Surface Waters
The sIte IS bIsected by Thompson Creek, a low flow and sometimes mtermIttent stream that
partially drams the wetlands located to the south of the proposed development. ThIS creek
flows north mto the Nisqually River near the CentralIa CIty LIght Electncal Power facIlIty
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The property owners have a surface water nght to extract and use a substantial amount of
the avaIlable water m Thompson Creek. ThIS water may be used for open space, park lands, and
landscape area IrngatIOn ro converted to domestIc use
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The SIte IS a former worklllg commercial dairy The eXIstmg land uses are eIther farm bUlldmg
and anImal holdmg complex and pasture grasses Some marglllal areas support trees and
understory vegetatIOn.
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Ground Water
DomestIc and agrIcultural water supply to the property IS currently by three wells These wells
along wIth the assocIated water nghts should proVIde sufficIent water for the commumty
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Schools
The reSIdential compOSItIOn ofPrame View IS unknown. The commumty could become a maJ or
retIrement locatIOn, wIth the reSIdents well over the age of 50 wIth few school age chIldren.
AlternatIVely the reSIdents could be young famIlIes wIth many school age chIldren. The
development could contalll any combmatIOn ofsocIal/economIc/demograpruc mIxes, dependmg
on market condItIOns and buyer mterest.
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The developers have not specIfically located a school SIte, because the need for a school IS not
yet demonstrated. SpecIfic SIte for schools, meetmg the Yelm School Distnct standards for
topography, acreage, locatIOn and soIl qualIty shall be IdentIfied at the subdIVISIon phase of
CIty approval The developer WIll make avaIlable for sale to the school distnct SIte for a school
SIte at the pre-plat assessed valuatIOn.
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f The school SIte wIll be sold to the Yelm School DIstnct upon the district's request at any tIme
followmg the subdIVISIOn phase but no later than two years followmg twenty five percent
(25%) of phased reSIdential bUIld out. Any SIte remammg unclaimed by the dIstnct beyond thIS
penod shall revert for development. Upon purchasmg of a school SIte the school dIstnct shall
have SIX (6) years from the time of SIte purchase to open a school
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A TradItional NeIghborhood Development
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Existing Site Conditions
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The property IS vegetated WIth pasture grasses, trees and understory plants. A resIdence and
farmstead IS located on the property The former Draft dairy mcludes a house, dairy barns and
assocIated outbUIldmgs However, a major portIOn of the property IS pasture
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Thompson Creek bIsects the proposed development and IS generally surrounded WIth stream
bank vegetatIOn. The Immediately surroundmg area IS seasonally flooded pasture that meets the
classIficatIOn reqUIrements for wetlands.
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The portIOn of the property laymg east of the creek IS relatively flat. That located to the west
rollmg and hIlly wIth broad valley areas
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The followmg plan shows the basIc features of the proposed development as they currently
eXISt.
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PRAIRIE VIEW
A TradItIOnal NeIghborhood Development
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Land Use Master Plan
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<1 The Master Plan IS a sImple "bubble" diagram IdentIfymg the neIghborhood umts and the
LJ potential resIdential densIty for each. Each neIghborhood WIll be developed based on the
market demands and needs of the resIdents of Yelm.
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Underlymg the entire plan are 30' by 105' lots These lots are located on local, pedestnan
fnendly, streets Each IS served Via an alley system for vehIcular and utIlIty access
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The street and lot layout allows for the development of neIghborhoods to accommodate a WIde
mIxture ofhousmg types From smgle famIly/zero lot-lme to townhouses to large mult1floor
apartments and retirement facIlIties. The mtent IS to enable the developer to meet the current
housmg needs, whatever they may be The sIgmficance of the plan IS the potential to create a
homogenous commumty of varIOUS social/economIc personalIties
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PRAIRIE VIEW
A TradItIOnal NeIghborhood Development
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Underlying Subdivision
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<1 The Master Plan's neIghborhoods are created around an underlymg subdIVISIOn plan that
u delIneates the maXImum number of mdIvIdual bUIldmg umts aVailable wIthm the proposed
communIty
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The plan IS developed to faCIlItate the placement of underground utilIties and the locatIOn of
collector streets and alleys to sure the commumty The actual lots to be created wIll vary greatly
dependmg on the housmg type that WIll be developed and marketed.
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bases for multiple housmg types WIthout redesIgmng the utIlIties and cIrculatIOn systems
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PRAIRIE VIEW
A TradItIonal Neighborhood Development
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Open Space
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A sIgmficant portIOn of the commumty will be retamed as open space, park lands or CIty street
right-of-ways Dependmg on the exact land uses wIthm each neIghborhood, the park and open
space areas may mcrease.
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The area m the immediate vIcImty of Thompson Creek will be extensIvely developed to create
permanent open water areas, wetlands and water control Improveinent to reduce floodmg of
the creek downstream of the property
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An extensIve pedestnan, bIcycle traIl and electnc vehIcle roadway system wIll be developed
wIthm the open space and park areas, as appropnate, to faCIlItate the cIrculatIOn ofthe reSIdents
WIthout motonzed vehIcles
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PRAIRIE VIEW
A TradItional NeIghborhood Development
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Housing Types
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Several housmg concepts WIll be used wIthm the Prame View commumty Each neIghborhood
can accommodate any or all of the housmg types shown on the followmg sheets
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Housmg ranges from large smgle wIde manufactured homes, to zero lot lIne houses,
conventIOnal smgle famIly houses to town homes, apartments and large scale retIrement
faCIlItIes such as congregate care facilities.
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All housmg plans place pnmary emphasIs on alley access for vehIcles and pedestnan frIendly
front entrances. Hopefully, most will have front porches and neIghborhood fnendly settmgs to
encourage mteractIOn between the reSIdents
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TOWNHOUSE UNITS
NOT TO SCALE
LOT Sl'l(: ',807 $.F, - (I') lOTS P(R fLOCK JYP
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DOUBLE-WIDE MANUFACTURED HOME
NOT TO SCALE
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NOT TO SCALE
APARTMENT UNITS
NOT TO SCALE
PROPOSCO lkJlU)IHC; CONCMC-'TI CAR( fACIUTY
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CONGREGATE CARE FACILITY
NOT TO SCALE
ELEMENTARY SCHOOL
NOT TO SCALE
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(10) UHlrt K" f1LOCIC TYP
DUPLEX UNITS
NOT TO SCALE
32'- 34 WIDE MANUFACTERED HOUSING
NOT TO SCALE
Lor $.Il[~ .,8M SF - (10) LOrs PUt kOCIC TYP
PftOP05(O IUl..I;IWC: 4-P'lDl UNTS
(IO) 4-P'lDlO/40 LHlS
I'{lt 1ll.00l' TYP
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NOT TO SCALE
SINGLE -FAMIL Y DWELLINGS
NOT TO SCALE
.....I~l
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---r~31
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14 - 16' WIDE MANUFACTERED HOUSING
NOT TO SCALE
lot Sll(: 5.l!lO7 S". - (11') lOTS 1'(11 8l00c "'"
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PRAIRIE VIEW
A TradItIOnal NeIghborhood Development
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Neighborhood Park ~ ~ ~1 I,
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Throughout the commumty wIll be neIghborhood parks. These wIll be located and developed
after the resIdential character of a NeIghborhood Umt IS Identified. However, efforts WIll be
made to locate the parks to mamtam the pathway lmkages throughout the communIty.
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A WIde varIety of uses can be desIgned mto the neIghborhood parks dependmg on the
surroundmg reSIdential demographIcs. In neIghborhood wIth small chIldren, play apparatus and
pIcmc tables may dommate. In semor neIghborhood that focus may be on walkmg, sIttmg and
conversatIOns.
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The pedestnan, bIcycle traIl and electnc vehIcle roadway system WIll use the neIghborhood
parks where appropnate, to faCIlItate the cIrCUlatIOn of the reSIdents WIthout motonzed
vehIcles
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PtcN1C T~.BlES ~
. PROVIDE MAXIMUM
PARK UTIUZAllON
COMMUNIlY
1RAIL UNK
LANDSCAPE
BERMS
r PLAYGROUND
'MULTI-ElEMENT PLAY STRUCTURE
'SAFETY SURFACING
BENCH WITH ARMREST
. PERWANATElY FlXED
'WOOD SEAT
. MONOLITHIC BASE
SHADE TREES
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'PAVEMENT SURFACE TREA~ENT
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NEIGHBORHOOD PARK 1YPICAL
NOT TO SCALE
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PRAIRIE VIEW
A TradItional Neighborhood Development
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Community Areas
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Throughout the commumty are areas reserved for a vanety of commumty and CIVIC actiVItIes.
The antICIpated actIvItIes are a potential elementary school, ball fields, pIcmc areas, club
house/swImmmg pool, and sImIlar recreations.
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The commumty areas are located adjacent to the major open space or reSIdential
neIghborhoods The neIghbor hood parks and pedestnan pathways connect to the commumty
areas ConnectIOns are also made, when practical to the other open spaces and wIldlIfe habItats
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i . ~ ~ ~ .. - .. .. \ \... COMMUNITY ___~(
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PROPOSED PARKWAY
ARTERIAL 120' R/W \
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A TradItional NeIghborhood Development
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Utility Plan
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One of the umque aspects ofthe proposed plannmg concepts IS the abIlIty to Identify and locate
the locatIOns for all major utIlIties dUrIng the master plannmg process. The use of standardIzed
lots wIthm the "super block" neIghborhood umts allows for the plannmg of water, sewer,
electrIc, telephone and teleVISIOn servIces for the entIre commumty
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When specIfic development plans are developed, the deSIgners can easIly calculate the specIfic
locatIOn and SIze of each utIlIty based on It'S relative locatIOn to the remammg developments
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BERRY VALLEY ROAD
(TO YELI.I AVENUE)_
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LONGMIRE STREET
o UTILITY EASEMENT
WATER/SEWER
POWER/TELEPliONE
CABLE TEUVlSION
NOTE: VlllllY EASElo4(NT w.y CONTAIN
All AND/OR ANY Of' THE VTlLmES
NEEDED TO SERvE THE COUUUNITY
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PRAIRIE VIEW
A TradItlonal NeIghborhood Development
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Phase I Development
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The mItIal development IS planned to be located on the pasture areas east of Thompson Creek.
The Phase I development IS that whIch the developers can be reasonably developed and
occupIes wIthm the first five years of the commumty's lIfe.
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The first phase WIll mclude the opportumtIes for smgle family homes of several types, such as
manufactured homes and on-SIte bUIlt houses Some town homes and small apartment bUIldmg
may be mcluded to meet the reSIdential needs of the commumty for the next five years.
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Exact housmg types and placement WIll be determmed as the reSIdential market develops
Approval of the baSIC land subdIVIsIOn concepts WIll allow the maXImum flexibIlIty for
reSIdential, open space and park lands development.
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7 20 TO 132 " \ ,: ' ! '
DWELLING \ ~ f I \
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2. NEIGHBORHOOD COMMERCIAL
UNITS 9 ...NO 12.
NEIGHBORHOOD UNIT
\2
NEIGHBORHOOD UNIT
\5
32 TO 148
DWELLING UNITS
32 TO 168
DWELLING UNITS
NEIGHBORHOOD UNIT
8
o TO 60
DWELLING UNITS
ALT COMMERCIAL
NEIGHBORHOOD
UNIT
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o TO 80
DWELLING
UNITS
ALT COMMERCI...L
\
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UNIT
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18 TO ~8
DWELLING
UNITS
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PRAIRIE VIEW
A TradItional NeIghborhood Development
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Conceptual Development Plan
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A plan has been developed showmg what the concepts for Prame View at full development.
The plan shows the potential buIld-out, possibly fifty years from the Imtlal constructIOn.
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A TradItIonal Neighborhood Development
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A plan has been developed showmg a proposed stonnwater management program meetmg the
Washmgton State Department of Ecology Stonnwater Manual cntena. The plan provIdes for
on-sIte management of the stormwater m specIfic management umts, "dramage basms", located
throughout the commumty
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29.872 C.,
INflLTI~AnON
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PROPOSED
IIoIPERvlOUUS AREAS
149 007 5.'.
192,014 S.f.
73608 s_r.
162.728 5.'_
224914 s.r.
67,281 5.'.
209,251 s.r.
265.402 s.r.
REOUIRED
STORAGE VOLUIoIE
61,837 C.,.
79,685 C.,.
30.547 c.r.
61 673 c.r.
85,242 C.f.
29.872 c.r.
92907 C.,.
117.838 C.f.
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Conceptual Master Plan
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PRAIRIE VIEW
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Within the Southwest Yelm Annexation Area
Y elm, Washington
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A Development of'
DragtlDeTray L.L.C.
OlympIa, Washmgton 98501
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Development Manager
K. Frank Kirkbride
4405 7th Avenue Southeast
Lacey, Washington 98503
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June 1999
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Adjacent Property Owners
The names and addresses of all property owners located wIthm 1,000 feet of the
Southwest Yelm AnnexatIOn area are mcluded, by reference, as an addendum to thIS
applIcatIOn.
Legal Description
Thurston County Assessor's Parcel Numbers 2172 43 10100, 2172 43 20000,
21724330000,21724340100,21723410000,21723440000
SectIOns 23 & 24, TownshIp 17, Range 1 East W.M.
Existing Zoning
The property and surroundmg Southwest Yelm AnnexatIOn Area are zoned "Master
Planned Commumty", PublIc/Open Space, InstItutIOnal DIstnct, Commercial and High
DensIty ResIdential.
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Applicant
Name
Address
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Telephone
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Contact/Agent
Name
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Address
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Landowners
Name
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Conceptual Master Plan
PRAIRIE VIEW
Southwest Yelm Annexation Area
Yelm, Washington
Dragt/DeTray L.L.C.
3650 PacIfic Avenue
Olympia, Washmgton 98501
360-438-2345
K. Frank Kirkbride
The KIrkbnde Group, Inc
4405 Seventh Avenue Southeast, SUIte 301
Lacey, Washmgton 98503
Henry and Jane Dragt
14848 LongmIre Southeast
Yelm, Washmgton 98597
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FIgure 1 shows the zonmg both wIthm the Southwest Yelm AnnexatIOn Area and the
ImmedIate surroundmg areas
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VICINITY MAP
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SOD111V\l13,S1' YB1Jvt ~)(A1'101'\ p.,:REA
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PRAIRIE VIEW
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RRR 1/5
RR 1/5
R-6
R-10
MPC
MPC-1
AC
CBD
C-1
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PIGS
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RRR 1/5
Rural Residential/Resource 1 Unit per 5 Acres
Rural Residential 1 Dwelling Unit per 5 Acres
Moderate Density ReSidential District
High Density ReSidential Distnct
Master Planned Community
Master Planned Community Commercial
Artenal Commercial
Central Business District
Commercial Zone
Institutional Dlstnct
Public/Open Space District
Military Reservation Dlstnct
EXISTING ZONING
Figure 1
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PRAIRIE VIEW Conceptual Master Plan
Southwest Yelm AnnexatIOn Area
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Total Acreage and Dwelling Units
Total acres contamed m Master Plan area.
Number of dwellmg umts permItted.
Number of dwellIng umts proposed
Number of dwellIng umts per acre permItted.
Number of dwellmg umts per acre proposed.
220 more or less
977
450 to 750
444
263 to 4.38
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Total acres contamed m Southwest Yelm AnnexatIOn Area. 1,860
Number of dwellmg umts permItted. 5,000
Number of dwellmg umts proposed. 4,800 to 5,000
Number of dwellmg umts per acre permItted. 3.5 to 4 44
Number of dwellmg umts per acre proposed. 2 6 to 2 7
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Total Acreage of Nonresidential Uses
Total acres of nonresIdential uses III Master Plan area. approXimately 94 66
Wetlands and creek. 23 45 acres
Buffer areas 25.37 acres
CIty street nght of way 13 01 acres
Open Space and Parks 32 83 acres
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Total acres contamed m Southwest Yelm AnnexatIOn Area. 1,860
Wetlands and creek. 141 acres
Golf Course 456 acres
Open Space and Parks 37 acres
CIty street and utilIty nght of way 40 acres
Schools 31 acres
Buffer and reuse areas 30 acres
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Applicable Districts
Schools Yelm School DIstnct No 2
FIre Yelm FIre Department
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Means Meeting City of Yelm Objectives
The Conceptual Master Plan has been developed and IS submItted to the CIty of Yelm
pursuant to Chapter 17 62 ofYelm Code The plan Identifies the types of uses needed
to accomplIsh the overall goals for the property The plan Identifies the phases of the
development by large lots which are segregated as a part of the master plan and WIll be
used for future project specIfic approvals
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Dragt/DeTray L.L.C.
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PRAIRIE VIEW Conceptual Master Plan
Southwest Yelm AnnexatIOn Area
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The purpose of the master plan process IS to protect and Improve the publIc health,
safety and welfare by pursumg several ObjectIves ThIS proposal meets the CIty'S goals
as follows
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A. To ensure that future growth and development which occurs as the result of a
master plan is in accord with the comprehensive plan and the planning policies of
the city
The proposed commumty IS bemg planned, by the use of mIxed housmg concepts,
rangmg from economIcal to estate homes to apartments Large open spaces are
created, Imked by parks and pedestnan trails, for the benefit of the resIdents
Modem plannmg and deSIgn technIques such as "TradItional NeIghborhood
Developments" WIll be employed to create a people frIendly, compact commumty
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The Conceptual and Fmal Master Plan approval process WIll assure that the
commumty can be developed wIthm predIcable gUIdelInes durmg the next decades
The Master Plan WIll meet, or exceed, all applIcable CIty ofYelm comprehensIve
plan and plannmg polICIes ofthe CIty
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B To providefor large-scale projects that incorporate afull range of land uses, where
appropriate and where consistent with the comprehensive plan.
The Master Plan allows for the maXImum flexibIlIty m commumty deSIgn
mcorporatmg all conceIvable, and marketable, housmg types ReSIdential uses
mclude smgle famIly homes usmg modem delIvery technIques such as
manufactured housmg, modular housmg, on-SIte constructed, zero lot lme, and
estate. MultifamIly housmg can mclude duplex, pm wheel clusters, townhouses, and
garden apartments Semor housmg concepts such as Congregate Care and ASSIsted
LIvmg can be accommodated. To servIce the commumty neIghborhoods can be
developed WIth commerCIal and retaIl uses
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C To encourage innovations and creativity for the safe, efficient and economic use of
land.
The Master Plan enVISIOns hIgh denSIty neIghborhoods, clustered m close proXlffiIty
to parks and pedestnan traIl systems. ThIS concept creates large open spaces wIthm
the commumty that prOVIde paSSIve recreatIOn and wIldlIfe habItat.
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The commumty WIll employ the most modem deSIgn concepts for vehIcle and
pedestnan separatIOn. A vanety of housmg types and SIzes from small modem
factory bUIld housmg to larger on-SIte constructIOn homes WIll be accommodated
wIthm the commumty Also accommodated are townhomes and apartments
creatmg the optimum commumty enVIronment.
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PRAIRIE VIEW Conceptual Master Plan
Southwest Yelm AnnexatIOn Area
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D To ensure and facilitate the provision of adequate public services such as
transportation, water, sewage, storm drainage, electricity and open space
The approval of the Conceptual Master Plan WIll enable the CIty ofYelm to plan
for the general land uses wIthm the planned commumty The locatIOn of major
roads and utIlIty servIces are known. The reqUIrements for water and sewer servIces
are Identified, speCIfically wIthm the gUIdelmes governlllg these utilIty servIces.
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E To encourage efficient patterns of land use which, where appropriate, decrease trip
length of automobile travel and encourage trip consolidation, increased public
access top mass transit, bicycle routes and other alternative modes of
transportatIOn.
The Master Plan IS specIfically well SUIted to meet and exceed the ObjectIves of
decreased automobIle travel and mcreased used of other modes The entire
commumty IS located close wIthm the CIty ofYelm, near the downtown busmess
dIStrIct and wIthm easy walkmg dIstance to local recreatIOn and school faCIlIties
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The neIghborhoods wIthm the commumty are pedestnan and people mteractIOn
fnendly The abundant use of walkways, alleys, and parks proVIde for ease of
access and mteractIOn for pedestnans and bICyclIsts
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The compact reSIdential groupmgs make the use of mass tranSIt and alternatIve
modes of transportation attractive leadlllg to theIr cost effectIve utIlIzatIOn.
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F To improve the design, quality and character of new development so as to reduce
energy consumptIOn and demand, and to minimize adverse environmental impacts
including degradation of wildlife habitat and important natural features in the
area.
Modem constructIOn techniques WIll be employed throughout the commumty to
maXImIze the opportumty for energy savmgs Zero lot lme, cluster housmg and
multIfamily bUIldmgs contribute to the effiCIent land use and reduced demands on
energy consumption.
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Natural features proVIde VIsual relIef and establIsh a umque character for the
commumty Where possible open space IS mcorporated llltO the deSIgn the thIS
TradItIOnal NeIghbor development. The plannmg WIll protect and Improve the
habItats and natural features of the SIte
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Throughout commumty neIghborhood umts can be planned that mclude small parks
and walkway Imkages The major open space areas WIll be kept relatIvely mtact,
separatlllg clusters of neIghborhoods or provIdmg a buffer to adjacent lands
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PRAIRIE VIEW Conceptual Master Plan
Southwest Yelm AnnexatIon Area
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G To foster and ensure a rational pattern of relationships between residential,
business and industrial uses so as to complement and minimize impacts on existing
neighborhoods
The Master Plan enVISIOns the most modem of plannmg technIques m commumty
deSIgn such as "TradItIOnal NeIghborhood Developments" attempt to return to the
resIdential lIvmg concepts of the pre- WWII Amencan towns
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The Conceptual Master Plan IS an attempt to enable the development of the new
Amencan town wIthm the local plannmg and economIC constramts.
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H. To ensure coordination of commercial and industrial building designs which will
be harmonious and blending with each other and the natural environment.
The essence of the Conceptual Master Plan concept IS to accomplIsh the goal of
mtegrated planmng resultmg m harmomous deSIgns that are also reflectIve of the
natural enVIronment. ThIS Master Planned commumty IS lImIted m the opportumty
because of the lack of mdustnal uses and very lImIted commercIal.
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Commercial uses WIll be placed wIthm the commumty to serve local
neIghborhoods.
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Proposed Amendatory Language to Subarea Plan
The subarea plan was amended on October 1994 WIth the adoptIOn of the Conceptual
Master Plan for Southwest Yelm. The approval for the Conceptual Master Plan has
expIred.
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No proposed amendatory language ofthe subarea plan IS offered, Chapter 17.62 ofthe
Yelm Zomng Ordmance does not provIde for the expIratIOn of amendments to the
subarea plan.
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Anticipated Phasing
The development ofthe entire commumty IS not on a specIfic schedule Other than the
mItIal phase of development no subsequent phases have been Identified. As the market
condItIOns develop and more IS known relative to resIdential and commerCIal needs
mdIvIdual neIghborhoods can be selected for development.
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The only known phasmg IS Identified as Phase 1. ThIS phase WIll provIde for a mImmum
of 118 dwellmg umts to a maXImum of325 dwellmg umts The ImtIal phase wIll also
mclude all roads, utilItIes, parks and open space to complete the development. These
neIghborhoods are located on the portIOn of the property east of Thompson Creek and
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PRAIRIE VIEW Conceptual Master Plan
Southwest Yelm AnnexatIOn Area
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are eaSIest served by CIty utIlIties and streets Subsequent phases WIll reqUIre
development of an boulevard style artenal street, major extenSIon ofutIhtIes and the
creek crossmg.
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Sources of Utilities and Services
Water CIty ofYelm to mclude on-SIte groundwater supply
Sewage DIsposal CIty of Yelm mumcIpal sewer system.
Storm Water Control On-SIte
FIre ProtectIOn. Yelm FIre Department
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Environmental Impacts
The envIronmental Impacts of the of the Southwest Yelm AnnexatIOn Area and the
Conceptual Master Plan for Prame View are outlIned m several documents These are
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· Fmal EnVIronmental Impact Statement for the Southwest Yelm AnnexatIOn and
Addendum to the Fmal EnVIronmental Impact Statement, July 1994
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· Fmal EnVIronmental Impact Statement, CIty ofYelm ComprehensIve Plan and Jomt
Plan WIth Thurston County, January 1995
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· Yelm ComprehensIve Transportation Plan and Fmal EnVIronmental Impact
Statement, August 1992
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· CIty ofYelm 1997 ComprehensIve TransportatIOn Plan Update, Apnl1988
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· Class II EnVIronmental Assessment, CIty ofYelm Water Reuse ProJect, August
1997
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· Water Reuse SEPA Document, CIty ofYelm Water Reuse Project FaCIlIties Plan,
AppendIX W, July 1995
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· Water Reuse NEP A Document, CIty of Yelm Water Reuse Project FacIlIties Plan,
AppendIX W, July 1995
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· SEP A Document of Conceptual Master Plan for Prame View, June 1999
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Southwest Yelm AnnexatIOn Area
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The Developer
The developer ofPrame View IS Dragt/DeTray L.L C., an organIzatIOn of Henry and
Jane Dragt m aSSOCIatIOn WIth E Paul and PhyllIs DeTray The Dragts are long time
property owners m the Yelm area, operators of a daIry on the property proposed for
development. E Paul DeTray and hIS wIfe PhyllIs have extensIve expenence m the
South Sound area m developmg qualIty, affordable, housmg.
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K. Frank KIrkbnde of The KIrkbnde Group, Inc has been retamed as manager of the
development. He has orgamzed a team of profeSSIOnals to plan and buIld the finest
planned commumty m the regIOn.
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Conceptual Master Plan Description
The Conceptual Master Plan has created four plannmg umts or neIghborhoods These
have been planned to accommodate a vanety of resIdential densIties One of the
neIghborhoods prOVIde the opportumty for commercial and central park development.
All other neIghborhoods reqUIre a mImmum of development, a housmg densIty range
from mImmum to maXImum has been Identified to meet the housmg objectives of the
CIty of Yelm.
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The development IS proposed to aSSIst the CIty ofYelm In meetIng It'S pnncIpal goals
wIthm the Growth Management Act. The purpose of the act IS to encourage urban
growth wIthm urban areas where adequate publIc faCIlIties can be made avaIlable m a
cost effective manner The great dIfficulty IS developmg a plan that meets the growth
goals when hIstoncal data IS InCOnclUSIve Prame View's Conceptual Master Plan IS
deSIgned to maXImIze the growth opportumtIes whIle bemg shaped by the Yelm area
reSIdential market condItIOns
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Major Physical Aspects of the Conceptual Master Plan Area
The proposed commumty WIll change the eXIstmg land from a former dairy farm and
reSIdentIal tract to a multI-use reSIdential commumty The proposed reSIdential denSIties
denSItIes range from zero to 600 Those areas WIth the zero potential WIll most likely be
developed Into parks and commercial SItes The lower denSIty areas most probably be
smgle famIly reSIdences. The neIghborhoods WIth the broadest range may contam smgle
famIly, duplex, townhouses, apartments and large scale reSIdential facIlIties
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As part of the overall plannmg for the commumty, an IdealIzed concept plan was
developed. The plan enVISIOns two central park and recreatIOnal areas, a small
neIghborhood commercIal area and broad Thompson Creek WIldlIfe area. Throughout
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PRAIRIE VIEW Conceptual Master Plan
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the mIxed resIdential uses are extensIve parks and pathways to connect all areas of the
commumty Via foot or golf cart traffic Most neIghborhoods are served by alleys, WIth
mImmum front street setbacks, encouragmg vehIcles to the rear and pedestnans to the
front ofthe resIdences. However, the ambIence of back yard lIvmg WIll be enhances by
the alley's and rear set garages m many ofthe neIghborhoods
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School and publIc park SItes may be located wIthm the commumty The speCIfic
locations WIll be Identified when the CIty and School DIstnct reqUIre the SItes because
of publIc need. Ifthe need does not develop then the propertIes WIll be developed mto
other uses
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Circulation Plan
The CIrculatIOn plan IS proposed to utilIze the eXIstmg streets and a new boulevard type artenal
to serve the commumty The new artenal WIll be connect the property WIth Y elm Avenue and
the proposed Thurston Highlands project Immediately to the west.
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The mternal street system WIll feed from the central artenal and LongmIre Street, as
appropnate
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Existing Site Conditions
SoIls
The soIls of the SIte are sandy and gravelly matenals depOSIted by the latest glaCial actIOn and
the flood waters of the nearby Nisqually River The pnncIpal SOIls are claSSIfied as Nisqually
loamy fine sand, Everett very gravelly sandy loam and Yelm fine sandy loam
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from the glaCial outwash. The soIl IS well SUIted for homesItes because ofthe hIgh permeabIlIty
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Nisqually loamy fine sand IS a very deep, somewhat excessIvely dramed SOIL It was formed m
sandy glaCial outwash. The SOIls are SUItable for homesItes because of the moderately rapId
permeabIlIty The Yelm fine sandy loam sOIl IS a deep, moderately well dramed soIl. It was
formed m volcanIC ash and glaCial outwash. The mam limItatIOn on homesItes IS a seasonal
wetness
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Surface Waters
The SIte IS bIsected by Thompson Creek, a low flow and sometimes mtermIttent stream that
partially drams the wetlands located to the south of the proposed development. ThIS creek
flows north mto the Nisqually River near the CentralIa CIty LIght Electncal Power faCIlIty.
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PRAIRIE VIEW Conceptual Master Plan
Southwest Yelm AnnexatIOn Area
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avaIlable water ThIS water may be used for open space, park lands, and landscape area
IrngatIOn or converted to domestIc use
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The SIte IS a former workmg commercial daIry The eXIstmg land uses are eIther farm bUIldmg
and anImal holdmg complex and pasture grasses. Some margmal areas support trees and
understory vegetation.
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Ground Water
Domestic and agrIcultural water supply to the property IS currently by three wells These wells
along wIth theIr Water Rights should provIde sufficIent water for the commumty
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Page 12
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PRAIRIE VIEW Conceptual Master Plan
Southwest Yelm Annexation Area
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Existing Site Conditions
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The property IS vegetated WIth pasture grasses, trees and understory plants A resIdence and
farmstead IS located on the property The former Draft daIry mcludes a house, dairy barns and
associated outbUIldmgs However, a major portIOn of the property is pasture
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Thompson Creek bIsects the proposed development and IS generally surrounded WIth stream
bank vegetation. The ImmedIately surroundmg area IS seasonally flooded pasture that meets the
classIficatIOn reqUIrements for wetlands
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The portIOn of the property laymg east of the creek IS relatively flat. That located to the west
rollmg and hIlly WIth broad valley areas.
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The followmg plan shows the baSIC features of the property as they currently eXISt.
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PRAIRIE VIEW Conceptual Master Plan
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Land Use Master Plan
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fI The Master Plan IS a sImple "bubble" dIagram IdentIfymg the neIghborhood umts and the
u potential reSIdential denSIty for each. Each neIghborhood wIll be developed based on the
market demands and needs of the reSIdents of Yelm.
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Underlymg the entire plan are mdIvIdual lots These lots are located on local, pedestnan
fnendly, streets Each IS served Via an alley system for vehIcular and utilIty access
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The street and lot layout allows for the development of neIghborhoods to accommodate a WIde
mIxture ofhousmg types From smgle famIly/zero lot-Ime to townhouses to large multIfloor
apartments and retIrement faCIlIties. The mtent IS to enable the developer to meet the current
housmg needs, whatever they may be The sIgmficance ofthe plan IS the potential to create a
homogenous commumty of va no us socIal/economIc personalItIes
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plan shows the potentIal bUIld-out m potentially fifty years from ImtIal constructIOn.
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