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Project Review & Correspondence " City of Yelm 105 Yelm A venue West _ POBox 479 Yelm, Washington 98597 (206) 458-3244 November 6, 1995 Paul Steadman P-o Box 64345 Tacoma, WA 98466 Re Final Master Plan and Preliminary Plat Approval for Nisqually Estates Division II p~ Dear Mr S~man On October 25, 1995 the Yelm City Council granted approval for the 60 lot residential Final Master Plan and Preliminary Plat for your property located on the north side of Hwy 507, south of Mill Road. The following conditions of approval were set by the Council 1 The applicant shall contribute financially to the Five-Comers intersection improvement and/or the Y -2 Alternate Route as specified in the 1992 Yelm Comprehensive Transportation Plan. Contribution is based on the number of automobile trips generated by this site during the PM peak hour Total PM Peak hour trips proposed to travel through the Five-Comers intersection are 19 5 trips at $300 00 per trip = $5,85000 The 195 trips reflect one-half of the cumulative impact from Nisqually Estates Divisions I and II to the 5-comers intersection. The applicant shall agree to submit an agreement waiving any right the applicant might have to protest the formation of a Local Improvement District (LID or Latecomer's Agreement.) 2. The applicant shall be responsible for site frontage improvements to SR 507 conforming to a modified urban arterial standard. The modified urban arterial from the centerline will included a 6'left turn lane section, a 12' traffic lane and a 17' stormwater treatment swale. In addition a 10' utility easement will be provided. The site frontage improvements may include a transit stop and shelter The location of the transit stop will be determined at the time of improvements and will consider other applicable developments in the area. These improvements shall be deferred until other adjacent properties develop, so a single project can be implemented to avoid piece-meal construction. The applicant shall agree to submit an agreement waiving any right the applicant might have to protest the formation of a Local Improvement District (LID or Latecomer's Agreement.) @- R~:c>'cledpap~r Mr Paul Steadman November 6, 1995 Page 2 3 The applicant shall construct a right-turn lane, per Yelm Development Guidelines, for the north entrance Prior to design and construction of a right-turn lane the applicant is required to execute a "Developers Agreement" with the Washington State Department of Transportation. 4 The applicant shall construct a right-turn taper, per Yelm Development Guidelines, for the south entrance. Prior to design and construction of a right-turn taper the applicant is required to execute a "Developers Agreement" with the Washington State Department of Transportation. 5.- A wetland area has been identified on the subject property and has been delineated by a professional wetland biologist using the Federal Manual for Identifvinq and Delineatinq Jurisdictional Wetlands (1989) The wetland has been classified using the Washington State Department of Ecology Wetland RatinQ System for Western Washinqton (1993) The wetland boundaries and classification have been confirmed in the field by City of Yelm staff The wetland boundaries have been surveyed by a licensed surveyor in the State of Washington. The wetland in the northeast area of the site has been rated as a Category III wetland. Pursuant to City of Yelm Ordinance 426, Interim Yelm Critical Areas Resource Lands, the buffer for a Category III wetland shall be 50 feet. 6 The developer agrees to mitigate impacts to the Yelm School District pursuant to Mitigation Agreement, file #95082210116 recorded in Volume 2419, Page 38 The developer has agreed to pay the School District $650 00 for each single family dwelling unit. 7 The applicant shall submit a Homeowners Agreement for the approval by the City The Agreement, at a minimum shall contain provisions for the homeowners joint ownership of Tracts G through I and Tract Nand authorize the homeowners association to assess and collect fees for the maintenance of the stormwater facilities and pedestrian easements. The Homeowners agreement shall be referenced on the face of the plat and recorded with the final plat. 8 Open Space, Tracts J and K, shall be dedicated to Thurston County Parks Department. 9 A pedestrian easement shall be dedicated between lots 111 and 112 and lots 93 and 94 and shown as Tract N on the face of the plat. The pedestrian easement shall be six feet wide, signed, graveled and fenced along lot 1 and 2's property line. The fence shall be six feet in height, of solid material and setback twenty feet from the public right-of-way The homeowners association shall be responsible for the maintenance of the pedestrian easements. Mr Paul Steadman November 6, 1995 Page 3 10 Prior to final plat approval the applicant will execute a Boundary Line Adjustment with the adjacent property owner of Nisqually Estates Div I, parcel #21725111300, to reflect the property lines as shown on the preliminary plat drawing. 11 The applicant shall secure a Highway Access Permit from the Washington State Department of Transportation (WSDOT) prior to final plat approval. 12. WSDOT will only accept surface water runoff equal in quality and quantity to that of the predeveloped site Any additional surface water runoff generated, impacting State property, will require appropriate stormwater mitigation in accordance with the Department of Ecology's Stormwater Management Manual. 13 Final drainage report, calculations and design must meet the standards of the Yelm Drainage and Erosion Control Plan. 14 The applicant shall secure from Thurston County, a Basic Trail Permit for ingress, egress and utilities across the Thurston County Yelm-Tenino Rail-Trail prior to final plat approval. 15 The existing on-site sewage systems located on-site shall be abandoned per Article IV, Rules and Regulations of the Thurston County Board of Health Governing Disposal of sewage 16 The existing wells on-site shall be abandoned per Department of Ecology standards and documentation submitted to the Thurston County Health Department for review 17 Water rights for the abandoned wells shall be dedicated to the City of Yelm. 18 Thurston County Health Department fees shall be paid prior to final plat approval. 19 The project applicant shall design, per Yelm Development Guidelines, and extend the current Step Sewer line from Mill Road The developer may enter into a latecomer's agreement for future connections into the line installed for the Nisqually Estates Div II project. The City has committed 30 ERU's to the applicant for the proposed project. The final plat map shall show the sewerage phasing plan 20 The project applicant shall design, per Yelm Development Guidelines, and extend the current water line from Mill Road. The developer may enter into a latecomer's agreement for future connections into the line installed for the Nisqually Estates Div II project. 22. The applicant shall develop the Yelm-Tenino Trail corridor along their property frontage The improvements shall consist of a 10 foot paved surface in the center of the 17 foot trail corridor Improvements shall meet Thurston County Rural Trail " Mr Paul Steadman November 6, 1995 Page 4 Section Standards (attached.) These conditions must be met prior to construction and/or final plat approval PLEASE RETAIN IN YOUR FILES, THIS LETTER CONSTITUTES APPROVAL OF THE PRELIMINARY PLAT The Preliminary Plat approval was granted under Title 16 of the Yelm Municipal Code Pursuant to the requirements of Title 16, if construction has not substantially begun by October 21, 1998, the preliminary plat approval will expire at that time Title 16 also contains the information on procedures and requirements for Final Plat Approval. Copies of Title 16 are available at City Hall. If.::1here are any question, please feel free to contact me at Yelm City Hall, 458-8408 Sincerely,. (lf1L4J~ l~~ Catherine Carlson City Planner cc: Paul Steadman Ken Garmann Shelley Badger Jerry Prock COUNTY COMMISSIONffiS Judy Wil~c:')O DCilrict One Diane OberqueIl Di~trict Two Dick Nichdo DisttiCt Thtee THURSTON COUNTY .\........- -~-.. ..'...~1Il Sll"CIl lS5Z PARKS AND RECREATION DEPARTMENT Michael Weller Director MEMQRANDUM TO: Cathy Carlson City of Yelm FROM: Michael Welter ~ Director DATE: October 25, 1995 SUBJECT: Nisqually Estates Per our phone conversation earlier today, this correspondence will confIrm that Mark Carpenter and Paul Steadman, developers of Nisqually Estates, met with me today to discuss issues concermng potential. city required frontage improvements and how the county-owned Ye1m- Tenino Trail might fit into the equation. The meeting was very positive and resulted in the developers agreeing to develop the trail corridor along the frontage of their property. This development would mean that a 17-foot trail corndor would be created, WIth a 10 foot paved surface m the center. This trail development will conform with the trail development standards of a Rural Trail Section as described on the attachment. The developers would not be requIred to construct the equestnan section of the trail corridor. TIus agreement is predIcated on the City of Yelm agreeing to this frontage improvement alternatIve and the requirement for bike lane, SIdewalk and landscapmg improvements along Highway 507 would be abandoned. Tills alternative appears to be a win-win situatlon for the City, County and the developers. It will provIde them an opportumty to fulfill their responsibuIt:J.es for frontage improvements, while providing the City and County the beginmngs to creating a valuable recreational trail asset. It will also set a precedence for further developments along the trail corridor and the value of the project may be able to be used as a part of a grant application for future development of the trail. The Department appredates the City's consideration of this proposal and agreement. If you have any questions, please call me. I look forward to working out the fmal details in this matter with the City and developers. 2617-A 12th Cl., SW, Olympia, Wt\:;h~tun 98'502 (360) 786-5595/ F A.X (360) 754-2956 TDD (360) 754-2933 (i) &c;yd6d Pap' lO-:5-35 04 ~OPM P02 ~T ;-:;1 ~~"o- ':tlc', ~"""'1'~fi;~"=,,,,"::.~_=~-=__.___ _ "_ , r~ ;.~ec on '--......~._,._..~~.>.~__...,..,..<. ~'_""._.~~,_____.. : tu~' Tiall Section is designed to respond to the need to provIde a counry~wJ.u.o;;; u........ jor for non-motorized wheeled and pedestrian use while accommodating the equestrian nd found throughout the rural neighborhoods along the Corridor. It is composed of a. I ,ot wide asphalt paved crail, two foot unpaved shoulder (west), four foot unpaved lder (east, runner's lane)) variable width vegetated buffer (three foot width minimum) and 'ee to five foot wlde equestrian trail. The equestria..'11ane will be Widened in appropriate :ions to provide for pa.sslng. UTe 7 - Rural Trail Section ~ .; . .... " < . ' I ,I u II I, J f 1 ,t' ':4' ~ ,j ,~ '~ I r I f-~a.a""" ,1 I ,~ I , / I _ :fWt:H'un-,;:rI ~.. J: I ~. ] ""'=~ ! ~ ~i -.. ,J..i ...!-J: :i I I~-:~ i .:. j I I I -I I::: sl .j .. ( i '-1 ':11 \. .~~ "" .' "'j' i ==-> ~ \.... \ ... ~ ? &:.( ~~. i - .., , ,. \Y 4'~(\ .. .f ). ..;:- ; ... - . "" , .. ~~(j" ~. ~. .;. !!> ..... . ~ ,.. .,_ I , ,I ...1 v~ ~~ ~~"A , :-."i'm ..:v" ~ I ' ~j i ~ """ I~' . $ I I I I ""1l ~ ~\ _i"l ~ ;. # \, 1 c'1 I . ~ ~ "Ii -..,.., It! iJ-:5-~5 _~ :_:~ =0: -------------- ~ -~ '---------- --- "'1' ..[> 00"'''''-'' , ) STAFF RECOMMENDATION TO CITY COUNCIL CITY OF YELM SOUTHWEST YELM CONCEPTUAL MASTER PLAN October 12, 1994 MEMORANDUM TO Mayor and City Council Members, City of Yelm FROM Staff, City of Yelm RE. Conceptual Master Plan, Southwest Yelm DATE October 12, 1994 Based on the record before the Planning Commission, the findings and conclusions of the Planning Commission, the testimony and record before the City Council, and the envIronmental review, the staff recommends adoption of the Conceptual Master Plan for Southwest Yelm as provided in the Planning Commission's Findings and Conclusions, with the following modifications 1 The following paragraph shall be inserted as paragraph 4 C 4, page 7 of the Conclusions If, after the complete build-out in any particular area wIthin the Master Plan area, the City determines that the net density in that particular area is below the maximum net density allowed for that area, any remaining unused density may be transferred in the form of dwelling units to another property owner within the Master Plan area, subject to approval by the City Nothing in this paragraph shall be deemed to allow development in excess of the overall maximum of 5,000 dwelling units in the Master Plan area. 2. Paragraph 4 D 1 of the Conclusions, page 7, shall be modified to read as follows This conceptual Master Plan approval requires the establishment of two Essential Utility and Transportation Corridors. The Y-1 Corridor will serve the park site and school site on the northern boundary and the commercial property throughout the remainder of the Corridor. The second essential --..----- {1 , t) corridor is the main loop road that connects to State Highway 507, loops through the Thurston Highlands Associates parcel, intersects the Y-1 Corridor, follows Berry Valley Road and connects to State Highway 510 at Killion Road The main loop road corridor will be constructed as a "Boulevardll under the Minimum Street Design Standards proposed for adoption in the City's proposed Development Standards 3 Paragraph 4 D 3 of the Conclusions, page 7, shall be modified to read as follows The City is considering the options available for financing the construction of the Essential Utility and Transportation Corridors The projects will each be constructed as complete water, sewer and street projects Those options include a latecomer agreement, a Local Improvement District or a combination of botl, In order to :<eep all optior/,s avaIlable, approval of the conceptual Master Plan is conditioned upon two requirements First, the City and the two major property owners in the Master Plan Area, Thurston Highlands Associates and the owner of Rainier Estates property, as well as the Rainier Estates developer, must enter into an agreement to waive any and all protests to any future latecomer ordinance/agreement and Local Improvement District. Second, Thurston Highlands Associates must Initiate and circulate an L.I 0 petition for financing the construction of the main loop road corridor within 30 days of Conceptual Master Plan approval by the City Council If for any reason the L.I D fails or is determined by the city to be impractical, the Corridors shall be constructed on the basis of a latecomer agreement/ordinance If the Corridors are constructed pursuant to a latecomer agreement, the City intends that the main loop road corridor will be constructed and financed in phases concurrent with development. Any such phasing will, however, provide that any portion of the main loop road that is not fully constructed to City development standards will, until such time as it is so constructed, be constructed to sub-grade elevation with a maintenance coarse surface for the entire remaining length of the right-at-way 4 Paragraph 4 0 4 of the conclusions, page 8, shall be modified to read as follows The dedication of the Y-1 Corridor will be a Sixty (60) foot nght-of-way to the City In order to allow the potential future improvement to a State Highway, the City will impose a fifty-five (55) foot setback from each Side of the dedicated right-at-way This will ensure that structures are not constructed in the area that could potentially serve as the State Highway In the event that the City determines that there is no reasonable likelihood that the Y-1 Corridor will be constructed as a State Highway, the setback will be reduced to- the standard setbacks required by the City's zoning ordinance for the particular zoning designation. 5 Paragraph 4.0 7 of the Conclusions, page 8, shall be modified to read as follows 2 Thurston Highlands Associates and Rainier Estates (or the owner of the Rainier Estates property) shall enter into an agreement amending the Southwest Yelm Annexation Agreement to provide for a Budget Distribution and Payment Schedule for the financial contributions to the Wastewater Reuse Program required by such Agreement. Such agreement shall also establish that such financial contributions shall be paid from a letter of credit from each party, and establish a Wastewater Reuse Budget Committee, with the sole task of advising the City and the Department of Ecology as to the distribution of funds for the Wastewater Reuse Study Such agreement shall be signed and executed by October 17, 1994 and such letters of credit, or a cashier's check for the full amount of each party's obligation under such agreement, shall be delivered to the City by the close of business on October 19, 1994 6 Paragraph 4 0 8 of the Conclusions, page 8, shall be deleted and replaced with the language Thurston Highlands Associates shall, as a condition of approval, enter into an agreement with the City to grant easements, a lease or a license to the City, or a combination thereof, to make use of its property for land application and storage of wastewater, In a manner recommended by the Wastewater Reuse Study 7 Paragraph 4 E.1 of the Conclusions, page 9, shaH be modified to read as follows Commercial development in the 30-acre commercial tract along the Y-1 Corridor of the Southwest Yelm Conceptual Master Plan area shall be limited to a total of 330,000 square feet of commercIal floor space to be phased with development as follows a. Fifteen thousand (15,000) square feet of commercial floor space wi/I be allowed initially upon final Master Plan approval b The remaining 315,000 square feet of commercial floor space will be allowed after the construction of 1,250 dwelling units (25% of the total dwelling units allowed) in the entire Master Plan area, OR, 5 years from the date of final Master Plan approval, whichever is earlier 8 Paragraph 4 E.3 of the Conclusions, page 9, shall be modified to read as follows CommercIal development Within the five (5) acre commercial designation near the clubhouse in the Thurston Highlands Associates ownership shall be developed according to the City's commercial zoning code. Commercial development in this area will be modeled on a neighborhood village concept. 3 9 Exhibit C attached to the Findings, Conclusions and Recommendation of the Planning Commission shall be modified by inserting in Phase 17 the following in place of "Commercial (165,000 sf buildings)": "Commercial (330,000 sf, ,see Paragraph 4 E.1 as modified by the City CouncilY The acreage for Phase 17 shall be increased from 15 acres to 30 acres. 10 Paragraph 4.0.2 of the Conclusions, page 8, shall be amended by adding the following at the end Such reciprocal easement shall be signed and executed by all parties by October 29, 1994 C:\WP51 \51\JHB\ST -REC.MP 4 \. \ \ ,// A P PEN D I X 1 FINDINGS, CONCLUSIONS AND RECOI\11\1ENDATION SOUTHWEST YEL1\1 CONCEPTUAL MASTER PLAi'l PLANNING CO:Ml\1ISSION CITY OF YELI\1 CASE NillvIBER: MP-l PROJECT. SOUTHWEST YELM CONCEPTUAL iYfASTER PLAl'i APPUCANT. THURSTON IDGHLANDS ASSOCIA.TES SUM11ARY OF REC01i11ENDATION: The Planmng Comnusslon of the City of Yelm recommends approval by the City Council of the City of Yelm of the Southwest Yelm Conceptual Master Plan and Conceptual Zomng Pl~ subject to modificatlons and conditlOns. PUBLIC HEARING: After reVlewmg the applicatlon, SIte plan and envrronmental chec~dist subnntted by the applicant, the Planmng ComrmsslOll held a public heanng on July 18, 1994. TIns public heanng was extended to the next regularly scheduled Planmng ComnusslOn meetmg on August 1, 1994. The Planmng Comnnssion held a public work session on August 4, 1994 at a specIal meetmg of the Planmng ComnusslOn. ENVIRON1vfENTA..L REVIEW: In February of 1993, the City of Yelm published an Environmental Impact Statement for the annexatlon and development of the Southwest Yelm area. That EIS considered the unpacts assocIated with annexatIon as well as vanous conceptual developments scenanos. With tins extensIve environmental reVIew in place, the City determined that an addendum to the Final Envrronmental Impact Statement would satisfy the need to review additlonal Informatlon and analyslS for tins conceptual master plan reVlew. On July 11, 1994, the City of Yelm issued an Addendum to the Final EnVlIonmental Impact Statement for the Southwest Yelm Annexatlon. Based upon the eVIdence sub rmtted , the testlmony grven, and the anal Y51S of staff, the Planmng COIDmlSsion makes the following: FINDINGS: 1. Thurston Highlands Associates is the lead applicant requesting approval of the Southwest Yelm Conceptual Master Plan. The Master Plan area encompas~es 1,860 acres and is located northwest of State Highway 507, southwest of the . ...,.--.."_......".-'---~....". "& .. f______~~___t:!_'t'_.__L ---_.J_____J:I'_..L__~_~ .~---~---; -------- .-- Lewis reservation. The Master Plan area consIsts of 37 ownership/parcels planned together as a single planmng unit. 2. The Master Plan submittal includes text, maps and an environmental checklist. The Master Plan map shows proposed land use desIgnatrons, major transportatIon clTculation routes, major physical charactenstics on the property, proposed phases, and property ownerslnp boundaries. The applicatIon follows the City of Yelm' 3 Master Plan Ordinance requIrements. 3. The Master Plan area was annexed to the City of Yelm on November 23, 1993 Pnor to annexat:I.on, the area was zoned under the County's Rural Resource Resldentlall/5 zornng desIgnanon. The Master Plan area is currently zoned as RA-5A under Section 1740.020(c) of the Yelm Mumclpal Code, which also allows one urnt per 5 acres. 4. Conceptual Master Plan approval IS the first step ill the Master Plan process The purpose of conceptual review and approval 13 "to establish general land use poliCIes to gmde detailed planmng for and development of the Master Plan area. The Conceptual Master Plan shallIdenufy the generalized land uses, transportatlon and clTculanon routes, and services proposed for the sue." Section 5(A), Yelm Master Plan RevIew Ordinance. ReVIew of the Conceptual Master Plan IS performed first by the Planmng COmnllSSlOn and then by the City Council. ReVIew 15 as follows: The Planning Comnnssion shall review the application for completeness and, 1f It deterrmnes that the proposed Master Plan 13 conSIstent Wlth the ComprehenSIve Plan and the City's other plans and poliCIes, recommend approval by the City Council. If the Planmng COmnllSSlOn determines that the proposed Master Plan 15 not so conSIStent, it may either demand for modifications specifically identified or recommend denial by the City Council. Conceptual approval by the City Council, upon a recommendation by the Planmng CommisslOn, shall consist of an amendment to the ComprehensIve Plan and an amendment to the OffiClal zoning map. Section 5(B). 5. The effect of Conceptual Master Plan approval is as follows: Upon conceptual approval by the City Council, the proposed Master Plan boundanes, proposed use distncts, transportation FINDINGS, CONCLUSIONS AND RECOMMENDATION PLANNING COMMISSION - CITY OF YELM - Page 2 ---- -- ---- routes and case file number shall be identrlied upon the official zoning map. These distncts and routes shall only be effectIve upon approval of a Master Plan meeting the requrrements of Conceptual Approval and tins Ordinance. Section 5 (D). 6. The Planning CommisslOn held public heanngs to consider the Conceptual Master Plan on July 18, 1994 and August 1, 1994. Wntten comments were receIved through August 15, 1994. 7 The anginal Conceptual Master Plan subnuttal shows a planmng area In excess of 200 acres in a smgle ownersh1p. The Plan also proposes a mIxture of uses mcluding single family resldentlal, mula-family resIdentlal, general commercIal, neIghborhood commerCIal, and public facihtles mcluding schools, parks and water system facilitles. The applicant proposes to serve the entrre Master Plan area wlIh public sem~s mcluding transportatlon, water, sewage, storm dr31nage, other utilines and open space. Tne subrrnrtal mcludes two proposed eIghteen hole golf courses and an eXlstmg public golf course, all Intended to be mamtm..ned as qualified open spa~. The subnuttal also includes two school sites, totalling 23 acres, and a five (5) acre park SIte. The subnnttallncludes an area proposed for community servIce and commerCIal, for the purpose of Sltmg fire, police, or other governmental servIces, If needed. The subrmttal does not mclude any proposed industnal uses. 8. The Southwest Yeltn Conceptual Master Plan subnnttal proposes the accommodaaon of 5,000 dwelling umts, the number also used for consldenng rmpacts in the EIS. Tne Master Plan currently COnsISts of 108 acres of multI- family and 948 of smgle family. 9. The City intends to analyze densities on the basis of dwelling units per net developable acre. "Net developable acres 11 are the number of acres remaimng afu:r subtractmg from gross area all land that is unbuildable because it is envrronmentally sensitive, park SIte, open space, transportat:I.on or utility comdor, or for any other reason is incapable of supportmg development. 10. The applicant has proposed two areas for commercial uses. The first is an area near the intersection of the proposed Y -1 Corridor and the internal main loop road within the Plan area. The applicant currently proposes the designation of 51 acres as General Commercial in tins area. The Planmng Commission received testimony expressing concern over the scale of commerClal development in the Southwest Yelm area as a potential threat to existing commercial bUSInesses within the current City of Yelm. A phasing plan for the buildout of commercial development FINDINGS, CONCLUSIONS AND RECOMMENDATION PLA NNING_COJY(MTSSTON--=-ClTY_QF_YElM - Pasze 3 ---- -- - - -.----.--- in the Master Plan area was suggested in conjunction Wlth this testunony. The Planning CommissIon heard testimony from the applicant that a severe lirmt on the scale of commercIal structures would preclude any reasonable market for the commerClal property The applicant proposed a limit of 400,000 square feet of commercIal space In the Y-l Corridor area and a cap of 40,000 square feet for one commercIal structure. The applicant would be agreeable to a phasmg plan for the buildout of commercIal space In the Y -1 Corridor area. The Master Plan subrmttal also proposed the designation of five (5) acres near the clubhouse as CommercIal Semce. The Staff Report has recommended that commercIal development ill the commercial distnct near the clubhouse be lirmted. The applicant has acqUlesced to an overalllirmt of 12,000 square feet of commercIal space WIth a linnt of 3,000 square feet per commercIal structure In the clubhouse area. The Master Plan map has shown the designauon of a 16 acre parcel on the property owned by Bosequette as General CommercIal. Staff has recommended the replacement of thIs designatIon Wlth multI-family on the grounds that the additIonal commerCIal area IS not necessary to seI'V'e the Southwest Yelm area and would unreasonably compete WIth and draw market share from the eXIstIng busmess core of the City of Yelm. 11. The City is In the process of amending Its Open Space and Park Ordinance to provide for the dedicatIon of open space in the amount of five percent (5 %) of net built area m smgle family designatIons and ten percent (10%) of net built area In mu1tl-family deslgnatlons. Applymg the proposed amendment to the Open Space Ordinance, the followmg approximate dedicatIons of open space will be required: Thurston Highlands Associates - 56 Acres Raimer Estates - 11 Acres Other Parcels - 16 Acres Some concerns among Planmng Comrmssion members were raIsed that the pnvate golf course on the Thurston Highlands AssoClates parcel should not be included in the open space calculanons because the golf course will be a private golf course. 12. The Master Plan submittal proposes that the Plan area be served entirely by public and pnvate utilines, including sewer, water, elecmclty, telephone, and cable 0. 13. The applicant has shown the possible location for a future State Highway known as the Y -1 Comdor. The applicant has shown the route for an internal main loop road through the Plan area. The applicant has shown the dedication of right-of- way access onto the Fort LeWIS military reservation in the locations shown on the Master Plan map. FINDINGS, CONCLUSIONS AND RECO:M:MENDATION PLANNING C011MISSION - CITY OF YELM - Page 4 14. In conjunction with the Annexation of the Southwest Yelm area, the applicant SIgned an agreement obligatmg it to pay the costs of the City' s Wastewater Reuse Program to the extent attributable to the annexed area. The City has obtaIned a Centennial Clean Water Act grant that requITes a local matchmg share. Staff has detenmned that the applicant's share IS forty percent (40 % ). Staff has notrfied the applicant that fifty percent (50%) of its share IS due by August 15, 1994. Staff recommends that, as a condiuon of Conceptual Master Plan approval, tlus payment first be made. The Wastewater Reuse Program will require areas of open land for rrrigatlon. The proposed golf course In the Thurston Highlands ASSOCIates ownerslnp IS well-sUlted for such applicauon. Staff recommends that the installation of water and sewer lines necessary to serve the Plan area, as well as all the pertment facilitIes, be constructed m phases concurrent WIth development. As such, staff also recommends that, pnor to final Master Plan approval, the City adopt an ordinance requinng installahon of sewer and water lines m phases as well as a latecomer agreement proVIding for the relmbursement of the costs of such lDstallatlOn, also ill phases. 15 The Plannmg ComIDlsslOn receIVed teshmony from the Yelm Commumty Schools that the proposed populations m the Plan area would requITe the constructlOn of approximately seven new schools. The applicant has proposed two new school SIteS. CONCLUSIONS: 1. The Southwest Yelm Conceptual Master Plan IS consistent WIth the Master Plan ReVIew Ordinance, Ordinance No. 495 of the City of Yelm, except to the extent necessary to modify the Plan as prOVIded herem. 2. The envrronmental reVIew and documentation prepared by the City of Yelm for the Southwest Yelm Conceptual Master Plan adequately describes the projec'4 the impacts and potential nutigation. The Addendum to the Final Environmental Impact Statement for the Southwest Yelm AnnexatI.on~ issued on July 11, 1994, satlsfies the State Envrronmental Policy Act and rules promulgated pursuant thereto. Partlcular project specific impacts and rrnhgaaon will be identIfied at the time of development reVIew and approval. 3 The Staff Report accurately describes the project, background infonnanon, applicable regulatory requirements~ and analySls of staff concerns with the revisions noted herem. The Staff Report is attached as Exhibit A, and incorporated herem by reference. 4. The Planning Commission recommends approval of the Southwest Yelm Conceptual Master Plan by the City Council of the City of Yelm subject to the FINDINGS, CONCLUSIONS AND RECO:M:MENDATION PLA_NNThTG_CO:MJyf]SsrON~C[L:r OF_YELM~Eag:e_5 ~-~~:~,.-- ---------- following conditions. These conditions are imposed to mitigate impacts identified by staff during Master Plan Review and Environmental ReVlew. The recommended conditlons are as follows: A. Zomng. (1) Zomng in the Southwest Yelm Master Plan area shall be as deSIgnated ill the attached Exhibit B, Southwest Yelm Conceptual Zomng Plan. (2) The Conceptual Zomng Plan reflects the followmg changes from the last verSIOn of the applicant's Master Plan map: a. ConverslOn of approXlmately 13 acres north of Berry Valley Road from smgle family to rouIn-family b. ConverslOn of 16 acres owned by Bosequette from commercIal to muln-family No other recommended changes to the last verSIon of the applicant's Master Plan map were detenmned to be of ment based on planning cntena. B. PhaSIng- (1) The Southwest Yelm Master Plan area will be developed in phases as generally outlined In the attached Exhibits C, D and E. C. DenslueslDwelling Umts (1) Tne total number of dwelling umts allowed III the Southwest Yelm Master Plan area shall not exceed 5,000 dwelling umts. This overall m3.XllIlum is further allocated to each ownerslnp WlthIn the Master Plan area according to the attached Exhibits C, D and E. (2) The mmimum number of dwelling umts in the Master Plan area shall be computed on the basIS of 3.5 dwelling units per net developable acre. Net developable acres IS the land measurement remmmng after subtracting open space, envrronmentally senSItive areas, parks, transportation and utility corridors, and any other unbuildable area. The mmimum density shall be applied and enforced according to the nunimum dwelling units allowed by the attached Exhibits C, D and E. FINDINGS, CONCLUSIONS AND RECOMMENDATION PLANNING CO:M:MISSION - CITY OF YELM - Page 6 ---------- ~ . (3) Accordingly, therefore, development in the Southwest Yelm Master Plan shall be between 3,946 dwelling units and 5,000 dwelling units. D. TransportatIon and Utilines (1) This conceptual Master Plan approval reqUITes the establishment of t\Vo EssentIal Utility and Transportat:I.on Corndors. The Y-l Corridor will serve the park SIte and school site on the northern boundary and the commercial property throughout the remaInder of the Comdor. The second essent:I.al comdor IS the maIn loop road that connects to State Highway 507, loops through the Thurston Highlands ASSocIates parcel, intersects the Y-l Comdor, follows Berry Valley Road and connects to State Highway 510 at Killion Road. (2) Tne Planmng CommissIOn recommends the followmg mechamsm for dedicatmg the EssentIal Utility and Transportatlon Comdors. All property owners whose property will be burdened by the Cotndors will ex.ecute a recIprocal easement for the Corndors that will gwe each property owner the nght to use the Corridor on every other property. The easement will be ex.ecuted pnor to City Council approval of the Conceptual Master Plan. The easement will gwe each property owner the nght to dedicate the entrre stretch of the Comdor to the City m conjunctlOn WIth Final Master Plan approval. Dedicatlon will be required as a condit:I.on of final Master Plan approval. In addinon to the easement, the Planning ComrmSSlOn requires a ConcoIDltant Agreement, whereIn Conceptual Master Plan approval by the City Council will be condinoned on executlon of the reciprocal easement. For purposes of the reciprocal easement, the Comdors will be described generally as shown on the Conceptual Zomng Plan. For purposes of final Master Plan approval, the Comdors will be fixed by the mecharusm described in the recIprocal easement. (3) The main loop road running from the southwest to the northeast m the Master Plan area shall be constructed according to an ordinance, adopted prior to final Master Plan approval, requiring that the road be developed in phases asSOCIated with development. In those areas where the road is not yet constructed in full to serve deyelopment, the road will be constructed to sub-grade elevation WIth a maintenance coarse surface for the entire remaining length of the right-of-way. The City shall also negotiate and adopt a latecomer agreement for the construction of this road in a manner that provides FlNDINGS, CONCLUSIONS AND RECOMMENDATION PLANNING C011MISSIO_N~CITY_OF--.YELM~Ea~e_7 . .-,..,.,............:'C~~ _..;:.. _ _ reimbursement according to the phases of construction. The applicant shall, as a condition of this approval, agree to walve any and all protests to any such ordinance and latecomer agreement. (4) The dedicatIon of the Y-l Comdor will be a sixty (60) foot nght-Df- way to the City. In order to allow the potennal future improvement to a State Highway, the City will impose a fifty-five (55) foot setback from each side of the dedicated nght-Df-way TIns will ensure that structures are not constructed In the area that could potentially serve as the State Highway (5) Prior to final Master Plan approval, the appb.cant shall proVIde the dedication of the access pomts shown on the attached ExhibIt B, Conceptual Zoning Plan. (6) All development wltlnn the Master Plan area will be served by the City of Yelm's sewer and water systems. All costs of such sefV1~ extenslOn and construcuon shall be borne by the applicant. All such utility semce mstallallons shall be deSIgned and constructed m accordance WIth the requrrements of the City of Yelm, the Department of Ecology, the Department of Health, the applicable Fire DistrIct and any other agency WIth junsdicuon over such utilities. (7) The applicant shall pay fifty percent (50 %) of its share of the local matclnng funds for the Centenmal Clean Water Act grant pnor to City Council approval of the Conceptual Master Plan~ Thurston Highlands Associates shall agree to enter into agreements WIth the City to proVIde land acres for wastewater reuse applicanons, under the tenns of the Wastewater Reuse Program. (8) Prior to final Master Plan approval, the City shall adopt an ordinance requiTIng the installation of water and sewer lines necessary to serve the Southwest Yelm Master Plan area at the hme of the first mitial development WIthin the area. The City will also negotiate and adopt a latecomer agreement for the reimbursement of the costs of installing such utility lines. The applicant shall, as a condition of tins approval, agree to waive any and all protests to any such ordinance and latecomer agreement regarding the extension of sewer and water. (9) The City will allow development of the Clubhouse and Restaurant m the Thurston Highlands Associates ownership on an approved septic FINDINGS, CONCLUSIONS AND RECOMMENDATION PLANNING COM:MISSION - CITY OF YELM - Page 8 amendments to the Open Space Ordinance require the dedicanon of five percent (5 %) of net built area in single family desIgnations and ten percent (10%) of net built area in multi-family desIgnatIons. (2) Thurston Highlands Associates shall dedicate the currently shown 10 acres of park In two 5 acre parcels concurrent WIth development according to the City's level of serY'Ice standards. See ExhibIt C. (3) In order to qualify the pnvate golf course m the Thurston Highlands ASsocIates ownersrup as open space, the applicant must establish that mmntaImng It as a private open space satlsfies all of the cntena of the Open Space Ordinance, other than dedicanon, and that It serves the purposes of the ordinance. A pnvate open space must be accessible to eIther the general publIc or the reSIdents of the parhcular development. The Planmng ComrmsslOn recommends that Thurston Highlands ASSOCIates select among the folloWIng requITed alternatlves: a. open the golf course memberslnp to the general public or reSIdents of Tuurston Highlands ASSOCIates; b. create a system of trails throughout the golf course and dedicate such trail to the City for public use; or c. dedicate an additional fifteen acres of park to the City under the terms of the Open Space Ordinance, as amended. (4) Although actual dedicatIon will occur at the hme of development, the Conceptual Zoning Plan and Conceptual Master Plan Map shall show the reservation of an additional eleven (11) acre park on the RaImer Estates property. Parks dedicated in the remaining parcels shall be m the amounts calculated pursuant to the Open Space Ordinance, as amended. (5) The applicant shall obtaIn from Thurston County all necessary pennits for crossmg the trail recently acquired by Thurston County from Burlington Northern. .... G. School$ (1) The Conceptual Master Plan map and Conceptual Zoning Plan should show the reservation of a total of three school sites for future dedication or purchase. The applicant has shown one fifteen (15) FINDINGS, CONCLUSIONS AND RECOM:MENDATION PLANNING CO:M1v!ISSION - CITY OF YELM - Page 10 system that is compatible with future hook-up to the sewer system, to the extent allowable by the Thurston County Health Code. E. CommercIal Development (1) Commercial development along the Y-l Comdor of the Southwest Yelm Conceptual Master Plan area shall be lirmted to a total of 165,000 square feet of floor space WIth no more than 40,000 square feet of commercIal floor space attributable to anyone commercIal structure. The total of 165,000 square feet along the Y-l Corndor shall be phased Wlth development according to the following phasmg plan: a. Fifteen thousand (15,000) square feet of commercIal floor space will be allowed until the construction of 1,250 dwelling umts In the entrre Master Plan area IS cOffi"olete. .. b. An addiuonal fifty thousand (50,000) square feet of commercIal floor space will be allowed after the constructlon of 1,250 dwelling umrs In the enore Master Plan area, but before the constructlOn of the Y -1 State Highway. ~ c. An additIonal one hundred thousand (100,000) square feet of commercIal floor space will be allowed after the construc~on of the Y-l State Highway. (2) Access to such commercial development from the main loop road shall be fumted to no less than 300 feet from the Intersecnon of such road WlID the Y -1 State Highway. No access to such commercIal development will be allowed from the Y -1 State Highway. (3) CommercIal development Wlthin the five (5) acre commercial desIgnation near the clubhouse in the Thurston Highlands ASsocIates ownership shall be linuted to a total of 12,000 square feet of commercial floor space Wlth no more than 3,000 square feet of commerCIal floor space attributable to anyone single commercal structure. CommerCIal develooment in this area will be modeled on ... a neIghborhood village concept. F. Open Space and Parks (1) Development Wlthin the Master Plan area shall comply with the City of Yelm Open Space Ordinance, as amended. Currently proposed FINDINGS, CONCLUSIONS AND RECOMMENDATION PLANNING CO:M:MISSION - CITY OF YELM - Page 9 ,1,~ ~-------,- -- acre school site and one eight (8) acre school site, both on Thurston Highlands AssocIates property. The maps should show a third school SIte of at least eight (8) acres on Rmmer Estates property. (2) The Slting of all school sites wItlun the Master Plan area shall fully comply with the standards imposed by the Supenntendent of Public Instructl.On for the SItIng of school SItes. (3) In the event that any of the school SItes reserved pursuant to tills Conceptual Master Plan are deternuned by the School DIStnct or the City of Yelm to be unacceptable for the development of a school SIte, the School DIstnCt may elect to Walve the reservatIon and accept a voluntary agreement m lieu of such school SIte under the terms of RCW 82.02.020. (4) The school SItes reserved pursuant to tins Conceptual1'faster Plan are not mtended to serve as full compliance WIth any requrrement that the City or the developer make adequate prOVISIons for schools (i.e., Impact fees, voluntary agreements, dedicatIons, etc.). The reseIYations are mtended to be rmmmum prOVISIOns that fonn the startmg place for ensunng that the Impacts of any development In the Master Plan area are adequately rmngated. H. Environmental ReVlew (1) The rrutJ.gatIng measures Identified ill the Final Environment Impact Statement shall be satisfied in the development of the Southwest Yelm Conceptual Master Plan. Those mitigating measures are adopted herein by tins reference and made a part hereof. 1. Procedural Issues (1) This Conceptual Master Plan approval does not mclude or imply approval of specific development proposals such as subdiVISIOns, plats, SIte plans, or planned residentlal developments. Such specIfic development proposals shall be subject to the laws and regulatlons othenvise applicable, with the additional requirement that they also shall satisfy all conditions of tlns Conceptual Master Plan that apply. (2) The Southwest Yelm Master Plan shall be reviewed by the Planmng Comrmssion every five years after the effecnve date of the City Council's acnon on the final Master Plan. The purpose of the review is to determine whether substantial completion of FINDINGS, CONCLUSIONS AND RECOMMENDATION _PllNNING_COMMJ~SIor~L.~c LLY OLl'_~ L~5~~~_qe-_U --". ----..- .___ _..____a_ -'''--'___aH~'''''''_~ ~ development is proceeding according to the Phasing Plan and whether such development IS satisfying all condit1.ons of Master Plan approval. If development is not proceeding as planned or the conditions are not being met, the Planmng ComrmsslOn may eIther extend the reVIew penod or tenmnate the Master Plan approval according to the terms of the Master Plan RevIew Ordinance. (3) Any major modification to the Master Plan will require Planrung ComrmssIOn approval In accordance WIth the Master Plan RevIew Ordinance. (4) Each of the major planmng areas (Thurston Highlands ASSOCIates, RaJ..rn.er Estates, and Other Parcels) may proceed mdependently WIth final Master Plan approval, provIded that the overall requrrements of tins Conceptual Master Plan approval are satisfied. (5) TIns Conceptual Master Plan approval shall take effect upon the execuhon and recording of a Concormtant Agreement pursuant to conclusion 4.D. hereIn. RECOMMENDATION: The Planmng CommissIOn of the City of Yelm recommends approval of the Southwest Yelm Conceptual Master Plan by the City Council of the City of Yelm as modified and Wlth the conditlons of approval recommended herein. The Planmng ComrmsslOn recommends adoptlon of the Conceptual Master Plan as an amendment to the 1985 ComprehensIve Plan for the City of Yelm and the adoption of the Conceptual Zomng Plan as an amendment to the City's eXlstmg zomng map. According 0 the Master Plan ReVIew Ordinance, such amendments will not be effectlve until final Master Plan approval. PASSED AND APPROVED tins 15thdayof August , 1994. fliY1 =~~= Tom Gorman Chronnan (Acting) City of Yelm Planning Comnnssion FINDINGS, CONCLUSIONS AND RECO:M:.MENDATION PLANNING C01flv!ISSION - CITY OF YELM - Page 12 Exhibit C SOUTHWEST YELM CONCEPTUAL MASTER PLAN Summary of Thurston Highlands ASSocIates Ownersmp Total Area: Wetlands : Golf Course:l Parle2 Schools: Water Tanks: Mam LDop Road: Reuse/recycle storage:3 Net Developable Acres: ReqUITed Open Space:.4 1,240 62 370 10 23 2 30 30 713 557 Acres Acres Acres Acres Acres Acres Acres Acres Acres Acres Mimmum DensIty: Mimmum Dwelling Umts: Maximum DensIty. Ma:mnum Dwelling U mts: 3.5 U mtslN et Developable Acre 2,500 Dwelling Umts 4.44 UmtslNet Developable Acre 3,166 Dwelling Umts PopulatJ..on Estimate: Mimmum - 6,250 MaXillmm - 7,923 Phases: PHASE DESCRIPTION ACRES , , Phase 1 4,000 sf golf restaurant; - 150 seats Phase 2 Single Family 71 I Phase 3 Single Family 34 Phase 4 Single Family 43 - PhaseS Single Family 31 I Phase 6 Single Family 52 Phase 7 Single Family 35 Phase 8 Single Family 55 I Phase 9 Commmercial (12,000 sf 5 buildings) Single Family 15 Phase 10 Single Family 17 Phase 11 Single Family 42 Phase 12 Single Family 60 I Phase 13 Single Family I 48 I Phase 14 Single Family 54 I Phase 15 MultI-Family 32 I Phase 16 Single Family 68 I Phase 17 CommercIal (165,000 sf 15 buildings) I TOTALS I 713 I On-Site Improvements: A. Roads 1. Matn Loop Road a. Execute recIprocal easement and conconutant agreement, for eventual dedicanon, pnor to Conceptual Master Plan approval. b. Construct paved roadway to grade according to City of Yelm road specrlications to the clubhouse in phase 1 concurrent with development of phase 1. c. Construct paved roadway according to City of YeIm road spec1fications for each phase adjacent to the roadway concurrent WIth such phase. d. Construct unpaved roadway to sub-grade elevation Wlth a maintenance coarse surface, according to City of Yelm road specrficatJ.ons for remainder of roadway not serving Development. 2. Y -1 Comdor a. Dedicate 60 foot right-oi-way with 55 foot setbacks. b. Construct SIXty foot roadway according to City of Yelm specifications concurrent with adjacent development. The entire roadway shall be SOUTHWEST YELM CONCEPTUAL lvIASTER PLAN Summary of Rainier Estates Ownersru.p Total Area: 262 Acres Wetlands: 50 Acres Main LDop Road: 8 Acres School: 8 Acres Park: 1 11 Acres Net Developable Acres: 185 Acres Minimum Denslty' 3.5 U mtslN et Developable Acr-e Mimmum Dwelling Umts: 648 Dwelling Umts Maxunum Denslty' 4 44 Umts/Net Developable Acr-e :Ma:nmum Dwelling Umts: 822 Dwelling Umts Populauon Esnmate: },tfimmum - 1,620 Max:unum - 2,055 Phases: PHASE I DESCRIPTION I ACRES I Phase 1 Single Family 25 I Phase 2 I Simrle Familv 14 I - . Phase 3 Single Family I 20 I Phase 4 Single Family I 16 I Phase 5 MultJ.-F amily I 15 I Phase 6 I Single Family I 43 I Phase 7 I Single Family I 13 I Phase 8 MultJ.-Family I 13 I Phase 9 Single Family 26 TOTALS, \ 185 \ , Calculated pursuant to Open Space Ordinance, as amended by current proposal, Exhibit D ;- -------..--- . .." .. B. constructed concurrent with development on the proposed school sIte, unless already constructed. Sewer and Water 1. Develop clubhouselrestaurant In phase 1 on approved septlc dramfield and STEP tank: deSIgned for future hookup to City of Yelm sewer system. All other development shall be directly served by the City of Yelm sewer and water systems. 2. Install sewer collechon and water marn hnes along entire route of Main Loop Road on-sIte when easement is dedicated and sewer and water capac::.ty are available. 3. Thurston Highlands Associates (TEA) has assIgned water nghts applicauon. TEA, and Its successors and assIgns, shall bear all the costs of testlllg, drilling, momtonng, processmg the applicatIon and any other cost of successfully obtalmng water nghts on the basIS of the eXlsung applicatIon. 1 See Conclusion 4.F.3. in text regarding choices on open space dedication 2 Dedicated in 5 acre parcels concurrent with deveiopment or first 6 places See Conc!usion 4.F ..2. 3. Dedicated to the City concurrent with development as shown in Final Master Plan approval. 4 Calculated pursuant to Open Space Ordinance, as amended by current proposal .-.. .- ; ....------. ------- :. ExhibIt E SOlJTHWEST YELM CONCEPTUAL lVlASTER PLAN Summary of Other Parcels Total Area: Wetlands' Golf Course: Par1el. Net Developable Acres: 358 29 86 16 \ 228 Acres Acres Acres Acres Acres Mimmum Density: j\tfirumum Dwelling U mts: Maxunum DensIty: Maxunum Dwelling U mts: 3.5 UmtslNet Developable Acre 789 Dwelling U mts 4.44 Umts/Net Developable Acre 1,.912 Dwelling U mts ~ Populanon Estlmate: Development program Mimmum - 1,973 MaxImum 2~530 10 - 20 years O~""ER I DESCRIPTION I ACRES I Steadman Single Family 15 Property Doyle Single Family I 38 I I Property MultI-Family I 22 I Bosequett I Single Family I 19 I Property Multi-Family I 14 I All Other Single Family I 94 I Parcels MultI-Family 26 TOTALS. 228 I , Calculated pursuant to Open Space Ordinance, as amended by current proposal. On-Site Improvement: A. Roads - Main Loop Road 1. Execute reciprocal easement and concomitant agreement~ for eventual dedication, pnor to Conceptual Master Plan approval. 2. Dedicate 120 foot nght-of-way. 3. Construct paved roadway according to City of Yelm road specmcatlons for each phase adjacent to the roadway concurrent WIth such phase. 4. Construct unpaved roadway to grade according to City of Yelm road speCIfications for remamder of roadway not semng development. B. Sewer and Water Install sewer collection and water maln lines along entrre route of Mam LDop Road on-sIte when easement IS dedicated and sewer and water capacIty are available. ..._'_ .~ _____.......'u __,___, ~~~..-::---:- ~-:-:~-:-'''..::-,,~..._-------_.. .. ,:f t _ On-Site Improvements: A. Roads - Mam Loop Road Construct paved roadway according to City of Yelm road specIfications for each phase adjacent to the roadway concurrent WIth such phase B. Sewer and Water Install sewer collectlOn and water mam lines along entrre route of Mam LDop Road on-SIte when easement 1S dedicated and sewer and water capacity are available. no n J1I ~ (!em 1Yl, 5S;vn fe'tomrvrerdi>oI Of frN~/--h C i~ (OUA'IC/7 (j~ f. 1 to) r-Jqs- as f( Sfo.-t6 ycz Cbf/VIrYJe. hdet--!-ffr!-.- YELM PLANNING DEPARTMENT STAFF REPORT NISQUALL Y ESTATES DIV II (SUB/MPD-8150) ()f1 BackQround DATE OF STAFF REPORT October 11,1995 DATE OF PLANNING COMMISSION PUBLIC HEARING October 16,1995 ute Df 6hj CfJuVld7Pt1bl,z fhClflVa - ~+Ober J~ m6 The City received an application for Preliminary Plat for a 60 lot single family subdivision and Master Plan Development on July 17, 1995 Since that time, the City has been working with the proponent on the application Basic Facts Proponent. Paul Steadman POBox 64345 Tacoma, WA 98466 Proposal Preliminary Plat for a 60 lot single family subdivision Public Notice Notice of the Public Hearing was published in the Nisqually Valley News on October 5, 1995 and posted in public areas including the proposed project site on October 3, 1995 The notice was mailed to adjacent property owners on October 3, 1995 Notice was mailed to the Planning Commission mailing list on October 11, 1995 Tax Parcel 21725111301 Location The northwest side of SR 507" Just south of Mill Road Size 15+ acres Existing Land Use Single family residential Zoning Master Plan Community, Yelm Municipal Code, Title 17, Chapter 1762 Area Land Use North - Golf Course/Open Space South - Single family residential and vacant. East - Single family residential and vacant. West - Single family residential Cntical Areas Sensitive Aquifer and Wetland A wetland area has been identified on the subject property and has been delineated by a professional wetland biologist using the Federal Manual for IdentifvinQ and DelineatinQ Jurisdictional Wetlands (1989) The wetland has been classified using the Washington State Department of Ecology Wetland RatinQ System for Western WashinQton (1993 ) Soils and Geology Topography Air Quality Traffic. The wetland boundaries and classification have been confirmed in the field by City of Yelm staff The wetland boundaries have been surveyed by a licensed surveyor in the State of Washington. The wetland in the northeast area of the site has been rated as a Category III wetland Pursuant to City of Yelm Ordinance 426, Interim Yelm Critical Areas Resource Lands, the buffer for a Category III wetland shall be 50 feet. Spanaway gravelly sandy loam, Everett very gravelly sandy loam and Mukilteo muck. Rolling to flat. The proposed project should not substantially affect the air quality The Preliminary Plat drawing proposes an internal loop road system connecting Nisqually Estates Division I & II, with one ingress/egress location for each division The current interior street standard applicable for this proposal is residential local access which requires a 54" right-of-way (cross section attached) A Traffic Generation and Trip Distribution Analysis was prepared by Heath and Associates Because of the possible cumulative traffic impacts from Nisqually Estates Division I and Division II, the study analyzed the proposed projects as being built concurrently Based on the ITE manual it is estimated that the proposed projects will add 127 new vehicle trips during the pm peak hour Of these 127 trips, approximately 83 trips will enter and 45 will exit the project site dUring the p m peak hour The analysis estimated that 31 % of the traffic from the project is expected to go through the "five-corners" Intersection, representing 39 vehicles tripS in the p m peak hour The analysis identified the following mitigation necessary to reduce the threshold of the traffic impacts 1 The applicant shall contribute financially to the Five-Corners intersection improvement and/or the Y -2 Alternate Route as specified in the 1992 Yelm Comprehensive Transportation Plan Contribution is based on the number of automobile trips generated by this site during the PM peak hour Total PM Peak hour trips proposed, for Nisqually Estates Div II, to travel through the Five-Corners intersection are 19 5 trips at $300 00 per trip = $5,850 00 The 19 5 trips reflect one-half of the cumulative impact from Nisqually Estates Divisions I and II to the 5-corners intersection The applicant shall agree to submit an agreement waiving any right the applicant might have to protest the formation of a Local Improvement District (LID or Latecomer's Agreement.) 2 The applicant shall be responsible for site frontage improvements to SR 507 conforming to an urban arterial standard The site frontage improvements may include a transit stop and shelter The location of the transit stop will be determined at the time of improvements and will consider other applicable developments in the area. These improvements shall be deferred until other adjacent properties develop, so a single project can be implemented to avoid piece-meal construction The applicant shall agree to submit an agreement waiving any right the applicant might have to protest the formation of a Local Improvement District (LID or Latecomer's Agreement.) 3 The applicant shall construct a right-turn lane, per Yelm Development Guidelines, for the north entrance 4 The applicant shall construct a nght-turn taper, per Yelm Development Guidelines, for the south entrance Open Space Pursuant to Title 16 14 of the Yelm Municipal Code open space requirements for a single family residential subdivision shall be equal to or greater than five percent (5%) of the net built area. The net buildable area of the proposed project is 9 9 acres, therefore requiring a minimum 0 5 acres of minimum open space The project proponent has proposed a total of 1 49 acres of open space The open space is comprised of' Tract G* - Stormwater/open space/wetland/wetland buffer Tract H* - Stormwater/open space Tract 1* - Stormwater/open space Tract J** - Open Space/Trail Tract K** - Open Space/Traillwetland/wetland buffer * Possible combination of stormwater and open space Will be determined by the final drainage and erosion control plan ** 1 49 acres, which satisfies the open space requirement of 5% ( 05 acres) of the net buildable acreage Tracts G - I are proposed to be dedicated to the Homeowners aSSOCiation who shall be responsible for the maintenance of the stormwater facilities Tract J and K encompasses the Burlington Northern railroad corridor which is a link in the Thurston County, Yelm-Tenino Rail-Trails corridor Therefore, for the long term use and maintenance of Tract J and K, it is proposed these tracts be dedicated to Thurston County Parks Department. Solid Waste LeMay Garbage Service Wastewater. City of Yelm STEP sewer system The project applicant will need to design and extend the current line from Mill Road The developer may enter into a latecomer's agreement for future connections into the line installed for the Nisqually Estates Div II project. The City has committed 30 ERU's to the applicant for Phase I of the project. Water Supply' Stormwater' Power and Energy Noise Disaster Risks Fire Protection Police Protection City of Yelm The project applicant will need to design and extend the current line from Mill Road. The developer may enter into a latecomer's agreement for future connections into the line installed for the Nisqually Estates Div II project. In compliance with the Yelm standards, A Preliminary Drainage and Erosion Control Plan has been submitted to the City Final design shall be comply with the Yelm Drainage and Erosion Control Manual Puget Power During daytime hours noise is expected to be average for residential area During nighttime hours noise is expected to be low Low Thurston County Fire District #2 City of Yelm APPLICABLE STANDARDS AND POLICIES State Law' State Environmental Policy Act (SEPA) Comprehensive Plan Yelm Municipal Code Development and Design Standards The proposal has conformed to all applicable State laws A Mitigated Determination of Non-Significance was issued on September 19, 1995 The comment period expired on October 3, 1995 There were no objections to the proposal or mitigation in the comments received The Comprehensive Plan designation for the site is Master Plan Community This Project shall conform to the City's Municipal Code and Development Standards The proposal IS in compliance with the City of Yelm Development Guidelines STAFF RECOMMENDATION The City of Yelm Planning Department recommends the Planning Commission take two actions on the proposed project. The first action recommended is approval of the Master Plan for the Development with the following conditions The second action recommended is approval of the preliminary plat application for Nisqually Estates Division II with the following conditions 1 The applicant shall contribute financially to the Five-Corners intersection improvement and/or the Y -2 Alternate Route as specified in the 1992 Yelm Comprehensive Transportation Plan Contribution is based on the number of automobile tnps generated by this site during the PM peak hour Total PM Peak hour trips proposed to travel through the Five-Corners intersection are 19 5 trips at $300 00 per trip = $5,850 00 The 19 5 trips reflect one-half of the cumulative impact from Nisqually Estates Divisions I and II to the 5-corners intersection The applicant shall agree to submit an agreement waiving any right the applicant might have to protest the formation of a Local Improvement District (LID or Latecomer's Agreement.) 2 The applicant shall be responsible for site frontage improvements to SR 507 conforming to an urban arterial standard The site frontage improvements may include a transit stop and shelter The location of the transit stop will be determined at the time of improvements and will consider other applicable developments in the area. These improvements shall be deferred until other adjacent properties develop, so a single project can be implemented to avoid piece-meal construction The applicant shall agree to submit an agreement waiving any right the applicant might have to protest the formation of a Local Improvement District (LID or Latecomer's Agreement.) 3 The applicant shall construct a right-turn lane, per Yelm Development Guidelines, for the north entrance Prior to design and construction of a right-turn lane the applicant is reqUired to execute a "Developers Agreement" with the Washington State Department of Transportation 4 The applicant shall construct a right-turn taper, per Yelm Development Guidelines, for the south entrance Prior to design and construction of a right-turn taper the applicant is required to execute a "Developers Agreement" with the Washington State Department of Transportation 5 A wetland area has been identified on the subject property and has been delineated by a professional wetland biologist using the Federal Manual for IdentifvJnQ and DelineatinQ Junsdictional Wetlands (1989) The wetland has been classified using the Washington State Department of Ecology Wetland RatinQ System for Western WashinQton (1993) The wetland boundaries and classification have been confirmed in the field by City of Yelm staff The wetland boundaries have been surveyed by a licensed surveyor in the State of Washington The wetland in the northeast area of the site has been rated as a Category III wetland Pursuant to City of Yelm Ordinance 426, Interim Yelm Critical Areas Resource Lands, the buffer for a Category III wetland shall be 50 feet. 6 The developer agrees to mitigate impacts to the Yelm School District pursuant to Mitigation Agreement, file #95082210116 recorded in Volume 2419, Page 38 The developer has agreed to pay the School District $650 00 for each single family dwelling unit. 7 The applicant shall submit a Homeowners Agreement for the approval by the City The Agreement, at a minimum shall contain provisions for the homeowners joint ownership of Tracts G through I and Tract N and authorize the homeowners association to assess and collect fees for the maintenance of the stormwater facilities and pedestrian easements The Homeowners agreement shall be referenced on the face of the plat and recorded with the final plat. 8 Open Space, Tracts J and K, shall be dedicated to Thurston County Parks Department. 9 A pedestrian easement shall be dedicated between lots 111 and 112 and lots 93 and 94 and shown as Tract N on the face of the plat. The pedestrian easement shall be six feet wide, signed, graveled and fenced along lot 1 and 2's property line The fence shall be six feet in height, of solid material and setback twenty feet from the public right-of-way The homeowners association shall be responsible for the maintenance of the pedestrian easements 10 Prior to final plat approval the applicant will execute a Boundary Line Adjustment with the adjacent property owner of Nisqually Estates Div I, parcel #21725111300, to reflect the property lines as shown on the preliminary plat drawing 11 The applicant shall secure a Highway Access Permit from the Washington State Department of Transportation (WSDOT) prior to final plat approval. 12 WSDOT will only accept surface water runoff equal in quality and quantity to that of the predeveloped site Any additional surface water runoff generated, impacting State property, will require appropriate stormwater mitigation in accordance with the Department of Ecology's Stormwater Management Manual 13 Final drainage report, calculations and design must meet the standards of the Yelm Drainage and Erosion Control Plan 14 The applicant shall secure from Thurston County, a Basic Trail Permit for ingress, egress and utilities across the Thurston County Yelm-Tenino Rail-Trail prior to final plat approval 15 The existing on-site sewage systems located on-site shall be abandoned per Article IV, Rules and Regulations of the Thurston County Board of Health Governing Disposal of sewage 16 The existing wells on-site shall be abandoned per Department of Ecology standards and documentation submitted to the Thurston County Health Department for review 17 Water rights for the abandoned wells shall be dedicated to the City of Yelm 18 Thurston County Health Department fees shall be paid prior to final plat approval 19 The project applicant shall design, per Yelm Development Guidelines, and extend the current Step Sewer line from Mill Road The developer may enter into a latecomer's agreement for future connections into the line installed for the Nisqually Estates Div II project. The City has committed 30 ERU's to the applicant for the proposed project. The final plat map shall show the sewerage phasing plan 20 The project applicant shall design, per Yelm Development Guidelines, and extend the current water line from Mill Road The developer may enter into a latecomer's agreement for future connections into the line installed for the Nisqually Estates Div II project. Submitted by, Catherine Carlson City Planner ./ Date t 0-- II YiS Attachment ~r Jl . r-.", r:~-((:::~'r;~:-'\ > - \ !;--. - I r- it II \ , l I \: ( AUG - I Iq95 i \ NISQUALLY ESTATES - DIVISION 'lW) I b...".",,,., _ ,J Nisgually Estates Division Two (2) is a proposed subdivision located on 15.27 acres. This plat consists of sixty (60) single family residential lots. This number is below the limit set by the Southwest Yelm Conceptual Master Plan. There is no non-residential use planned for this developnent. This subdivision has been planned for the potential developnent of affordable housing. The target group for this developnent would have a family income level of 120 per cent or less of the median income of Thurston County ($42,800for a family of four). The need for this incane level of housing in Yelm is well documented and has long been recognized. The City has set aside 30 ERU's of sewer capacity to allow this project to proceed. Construction of this subdivision is to be phased in ten-unit segments. Upon receipt of pennits to begin construction of the first phase, a request for an additional ten ERU' s will be made to the City. This process would continue with each ten-unit construction phase and allow the subdivision to maintain a "bank" of sewer capacity for continued developnent out through canpletion. Each phase would start only when the ten owner-applicants were approved and funding in place. All roads, improvements, and utilities would be in place prior to the beginning of the first phase. J " ~ ili Washington State Department of Transportation Sid Morrison Secretary of Transportation Olympic Region Headquarters 5720 Capitol Boulevard Tumwater POBox 47440 Olympia, WA 98504-7440 (360) 357-2600 Fax (360) 357-2601 October 6, 1995 Ms Cathenne Carlson CIty of Yelm 105 Yelm Avenue West POBox 479 Yelm, W A 98597 SR 507, MP 27 32, Lt. Vic Nisqually Estates DIvIsIOn 1 & 2 E C FileNo 94473-T Case No SUB/MPD-8150, SUB8149 Dear Ms Carlson, We have receIved a copy of the September 15, 1995 traffic report and offer the following comments We concur wIth the condItIOns Identified In the mItIgated determmatIOn of nonsIgmficance The traffic study and the CIty of Yelm recommend constructIOn of a southbound nght turn lane at the development's north approach, a southbound nght turn taper for the south approach, and contributIOn to the CIty'S LID for the Five-Corners intersectIOn. The traffic study dId not address the intersectIOn of SR 507 and 104th Avenue SE ThIs street appears to be located east of the development It IS not clear If the proposed access to thIS development will lIne up wIth thIS street. If 1 04th Avenue SE IS located OppOSIte thIS development's property frontage, we recommend that the desIgn for the north access approach be deSIgned as a four leg intersectIOn WIth 104th Avenue SE and SR 507 An agreement between the proponent and the Department will be necessary for constructIOn wltrun the state nght-of-way The agreement process takes approxImately four months to complete and will reqUIre a techmcal reVIew and approval by the Department pnor to constructIOn. The actual dIrect and related expenses assocIated WIth the reVIew process are the oblIgatIOn of the proponent. Any costs mcurred by the Department on behalf of thIS project will be charged agamst a JC account and billed to the proponent each month. Failure to pay In full each month will result In the stoppage of the reVIew and approval process A copy of the JC letter and bond form IS attached to the proponent's copy of thIS letter An'''AppbcatIOn for Access ConnectIon" IS also attached for the proponent's use along WIth copIes of our preVIOUS letters, dated September 22 and August 1, 1995 .' CIty of Yelm October 6, 1995 Page 2 If there are any questIOns regardmg our comments, please contact Forest Sutmiller at (360) 357-2623 TR. FDS Attachments cc C Hornbuckle N WillIams Paul Steadman / POBox 64345 / Tacoma, W A 98466 Denms Cochran, P.E /2626 12th Court SW / Olympia, W A 98502 - ili Washington State Department of Transportation Sid Morrison Secretary of Transportation Olympic Region Headquarters 5720 Capitol Boulevard Tumwater POBox 47440 Olympia, WA 98504-7440 (360) 357-2600 Fax (360) 357 -2601 October 6, 1995 Mr Paul Steadman POBox 64345 Tacoma, W A 98466 SR 507, NIP 27 32, Left VicInIty Nisqually Estates DIvIsIon 1 & 2 E C File No 94473- T Case No SUBIN1PD-8150, SUB8149 Dear Mr Steadman. The SR 507 nght turn lane and nght turn taper channelIzatIOn necessary for IllitlgatIOn of traffic Impacts on the state lughway wIll reqUire the executIOn of a "Developers Agreement" The agreement process will require a techrucal reVIew and approval by the Department pnor to constructIOn. The actual, direct and related expenses assocIated WIth the reVieW process are the oblIgatIOn of the proponent. Such costs Include, but are not ll1mted to techrucal plan reVIews, correspondence, meetIngs, preparatIon of the "Developer Agreement", adIllillistrative overhead, and any field inSpectIOn during the actual constructIOn of the roadway Improvements. A JC account number will be assIgned to your project upon receIpt and approval of tms sIgned letter of authonzatIOn. Any costs Incurred by the Department on behalf of your project will be billed to you on a monthly baSIS at the address hsted above unless dIrected otherwise. Failure to pay m full each month will stop the reVIew and approval process To secure payment of the potential costs Incurred In the reVIew process, the Department requests that a Bond or an aSSIgnment of escrow In the amount of $5,00000 accompany the endorsed ongmal copy of tms letter Please proVIde, wItmn 15 days of the above date, the appropnate endorsement below acknowledgmg the terms and condItIOns of the reVIew process Overtime (is)(is not) authorized. (CIrcle appropnate response) Upon receIpt of your endorsed letter, the Department will SIgn and return a copy of the approved IC letter for your files and IllitIate the reVIew process Should you have any questIons, please contact Forest Sutmiller at (360) 357-2623 PROPONENT'S ENDORSEMENT WSDOT APPROVAL BY: SIgnature Print Name Title Employer's Fed ID# Date GARY F DEMlCR OlympiC RegIOn AdmInIstrator Date " ASSIGNMENT OF ESCROW ACCOUNT Tills assIgnment IS for the purpose of fulfilhng the requIrement of bondmg collateral for Pernut The undersIgned does hereby assIgn, transfer, and set over unto the State ofWasillngton all nght, tItle and mterest m and to $ on / Account m the Bank, m the name of full power and authonty to demand, collect, and receIve Said deposIt and to gIVe receIpt and acqUIttance therefore for the uses and purposes prescribed above It IS understood and agreed that Branch, Bank holds the CertIficate covenng Said account m ItS posseSSIon and agrees to hold $ until a release of thIS aSSIgnment from the State ofWasillngton IS receIved. The mterest shall be payable to SIgned and dated at , Washmgton tills day of 199 Account No SIgnature SIgnature Address ACCEPTANCE The underSIgned hereby accepts the foregomg ASSIgnment of Escrow CertIficate, Voucher Number , m the amount of $ tills day of ,199_ Escrow Officer Bank Phone No of Bank Address of Bank G:\ESCROW.DOC ~ ~ w Washington State Department of Transportation Individual Bond for Franchise and Permit Bond No. KNOW ALL MEN BY THESE PRESENTS That we, OF County, as Principal, and , as Surety, are jointly and severally bound untothe STATE OF WASHINGTON in the sum of $ DOLLARS, for payment of which to the State of Washington, we jointly and severally bind ourselves, our heirs, executors, administrators, and assigns, firmly by these presents WHEREAS, the Principal in pursuance of its operations has filed with the Washington State Department of Transportation, under the provisions of Chapter 47.32 RCW and/or Chapter 4744 RCW and amendments thereto, applications for franchise/ permit number on a portion of State Route No. in County, Washington NOW, THEREFORE, the condition of this obligation is such that if all the conditions of said franchise/permit, including the proper restoration of slopes, slope treatment, topsoil, landscape treatment, drainage facilities, and cleanup of right of way, are complied with according to the terms contained in said franchise/permit by said Principal, through a period in accordance with Chapter 468-34-020 (3) WAC and upon receipt of a written discharge from the State, then this obligation shall become null and void, otherwise, this bond to remain in full force and effect. WITNESS our hands and seals this day of , 19 Note Please type or print below the signatures the names of parties executing this bond, together with official title of each (Principal) Address Telephone By' WASHINGTON STATE DEPARTMENT OF TRANSPORATION (Surety) Address Telephone By By Date DOT Form 224.048X Revised 5192 ~ v Washington State Department of Transportation Application for Access Connection Telephone Attention I For Department Use Only Preapplication conceptual review? 0 Yes 0 N/A Nonconforming connection? 0 Yes 0 No Category I (Minimum Connection) o $ 50 Field (agricultural), forest lands, utility operation and maintenance o $ 50 For each residential dwelling unit (up to 10 units) utilizing a single connection point o $ 500 Other, with 100 AWDVTE or less ,0 $ 50 Fee per additional connection point Category II (Minor Connection) o $1,000 Less than 1,000 AWDVTE Jil $1,500 1,000 to 1,500 AWDVTE ,~$ 250 Fee per additional connection point $ lil!?O +ct'il\ Category III (Major Connection) o $2,500 1,500 to 2,500 AWDVTE o $4,000 Over 2,500 AWDVTE o $1,000 Fee per additional connection point o Includes Median Opening Category IV (Temporary Connection) o $ 100 Base fee per connection Brief Description: State Route No. County at Mile Post 1/4 of the 1/4 of Sec Township North, Range West/East W M. Fees in the amount of $ are paid herewith to defray the basic administrative expense incident to the processing of this application according to 468-51 WAC, Chapter 47.50 RCW and/or Chapter 47.32 RCW and amendments thereto The applicant further promises to pay additional amounts as shall be billed, if any, in reimbursement of the actual costs of the Department. Checks or money orders are to be made payable to "Washington State Depanment of Transponatlon. .. ifhe undersigned submits said application and accepts the conditions as set forth Applicant (Owner, etc.) For Consultant Use Only Address Consulting Firm City, State, Zip Code Address Telephone X Applicant Authorized Signature City, State, Zip Code Telephone Print or Type Name Consultant's Representative ,\t Title Print or Type Name Federal Tax 1.0 No. or Social Security No Title Dated this day of ,19_ DOT 224-694 (front) Revised 3/93 .. ~ w Washington State Department of Transportation Sid Morrison Secretary of Transportation Olympic Region Headquarters 5720 Capitol Boulevard, Tumwater POBox 47440 Olympia, WA 98504-7440 (360) 357-2600 Fax (360) 357-2601 September 22, 1995 Ms. Cathenne Carlson CIty ofYelm 105 Yelm Avenue West POBox 479 Yelm, WA 98597 SR 507, MP 27 32, Lt. Vic Nisqually Estates DIVIsIon 1 & 2 E C File No 94473-T Case No SUB/MPD-8150, SUB8149 Dear Ms. Carlson. We have receIved a copy of the nutIgated detenmnatlOn of nonsIgmficance (NIDNS) and offer the followmg comments The comments of our preVIOUS letter, dated August 1, 1995, remam valld (See attached) We have not yet receIved a copy of the traffic report, dramage plans and supportmg calculatIOns, or receIved an applIcatIon for access connectIon(s) from the proponent for tlus development. Until we receIve a copy of the traffic report, the Department cannot confirm whether the nght turn lane and nght turn taper requrrements IdentIfied m Items 3 and 4 of the .MDNS are adequate. The traffic report must show that the two proposed accesses will not adversely affect the desIred functIon of the state lughway m accordance With operatIon of the state lughway Thank you for the opportumty to reVIew the MDNS Ifthere are any questIons regardmg our comments, please contact Forest Sutmiller at (360) 357-2623 TR.FDS Attachment cc C Hornbuckle N WillIams Paul Steadman / POBox 64345 / Tacoma, W A 98466 Denrus Cochran, P.E. /2626 12th Court SW / OlympIa, W A 98502 0/' ~ w Washington State Department of Transportation Sid Morrison Secretary of Transportation Olympic Region Headquarters 5720 Capitol Boulevard Tumwater POBox 47440 Olympia, WA 98504-7440 (360) 357-2600 Fax (360) 357-2601 August 1, 1995 Ms. Catrue Carlson City of Yelm 105 Yelm Avenue West POBox 479 Yelm, W A 98597 SR 507, :MP 27 32, Lt. Vic Nisqually Estates Division 1 & 2 E C File No 94473-T Case No SUB/MPD-8150, SUB8149 Dear Ms. Carlson. We have receIved and revIewed the above proposal and have the followmg comments The Department requests the opporturuty to reVIew a traffic report for trus development. The report should exarmne traffic movements on the OpposIte sIde of the lughway and match other access locatIons. With state laws, ReVIsed Code ofWashmgton (RCW) 47 50 and Waslungton AdrmrustratlVe Code (WAC) 468-51 and 468-52, the Department has estabhshed an Access Control ClassIficatIOn System to the State Highways to proVIde and mamtam a safe and efficIent transportatIOn system. The Department has classIfied tlus sectIOn of SR ~ 507 as a Class 2 Controlled Access Facihty Class 2 lughways reqUIre that "pnvate dIrect access to the state rughway system shall be penmtted only when the property has no other reasonable access to the general street system" Because tills parcel does not appear to have access to a county or CIty street and the property frontage exceeds one thousand three hundred twenty feet the Department may consIder grahtmg two access connectIon pemuts. However, the traffic report must show that the additIOnal access will not adversely affect the desIred functIon of the state illghway m accordance wIth operatIon of the state rughway Smce it appears that the City of Yelm did not annex the state route, the Department of TransportatIon has Junsdict!on regardmg the access connectIOn(s) We are attachmg an applicatIOn form for an access connectIOn penmt(s) to the proponent's copy oftlus letter It is anticipated that thIS will be a Category II (1,000 to 1,500 A WDVTE) and Fee per additional connectIOn pomt (total of$I,750) The average weekday velucle tnp.ends (AWDVTE) can be determmed from a traffic report (AntIcipate 120 lots tImes 10 tnps/each smgle family resIdence equals 1200 A WDVTE) .' '" City of Yelm August 1, 1995 Page 2 The WashIngton State Department of TransportatIon will only accept surface water runoff equal m qualIty and quantIty to that of the predeveloped sIte Any additIOnal surface water nmoff generated will reqUIre appropnate stormwater mItIgatIon m accordance WIth the Department of Ecology' s Stormwater Management Manual. In addItIOn, the Department requests the opporturuty to reVIew the dram age plans and supportmg calculatIons pnor to Issuance of any sIte development penrut. Advertlsmg sIgns VIsible from an adjacent State Highway must comply WIth the State Sceruc Vistas Act of 1971, wluch IS admIrustered by the Department. For mformatIon regardmg the SIgrung regulatIOns, contact Jack SmIth m the OlympIc RegIOn Traffic OperatIOns office at (360) 357-2620 The Department will not be responsible for nOIse attenuatIon. The proponent bears responsibilIty of nOIse and land use compatibilIty The development should be planned, deSIgned and constructed m such a way that nOIse unpacts are nurunuzed. Thank you for the opporturuty to reVIew the above proposal. If there are any questIOns regardmg our comments, please contact Forest Sutmiller at (360) 357-2623 or John Helnleyat (360) 357-2709 Smcer~ Ad~f:f/ ~ T6~~KMAN, PE TransportatIOn Planrung Engmeer TDR. FDS Attachments cc C Hornbuckle N WillIams Paul Steadman / POBox 64345 / Tacoma, W A 98466 Denrus Cochran, P.E /2626 12th Court SW / OlympIa, W A 98502 rllIllllllllllllllll////// / / / q--- ~! Intercity T ran s ; t EZ6 Pa user; ~E Wednesday, August 09,1995 FO 80" 659 \~.I\- Dia. '11.:.\ 9c5Ll7-065.9 ~6l1' 7b6~aSS5 - '-i (JEu; j5i \~,,1 CathIe Carlson City Planner CIty of Yelm Plannmg Department PO Box 479 Yelm, W A. 98597 RE YEL95-8150 Nisqually Estates Dear CathIe: Thank you for the opportunIty to participate m the review process for this proJect. ThIS letter comes to offer Intercity TransIt's comments on the pedestnan and transIt elements of Nisqually Estates Intercity TransIt operates two-hourly serVIce WIth the 92 route on SR 507 At thIS time we are not planning to devIate mto the development to provIde servIce, but wIll continue to operate along 507 To facIlItate transit usage by resIdents of Nisqually Estates, we would lIke the developers to include a passenger shelter and pad approxImately halfway between the two entrances to the development. Our Stops and Zones Supervisor, Dane Clay IS available to assIst WIth actual sltmg of the pad and shelter I would also like to make some suggestions to improve pedestrian accessibility throughout the development. The inclusIOn of pedestrian path easements between lots in a loop development such as thIS one can do a lot to encourage walkmg I suggest mcludmg easements between lots 1 and 2, 19 and 20, and 83 and 84 to provIde dIrect connectIOns to the traIl and to the transit stop on SR 507 AddItionally, an easement between lots 32 and 33 would provIde access to the adJacent wetland, If that IS mtended to be public open space, one between 65 and 66 would provIde access to the golf course, If that IS deSIrable, and an OJ o ~ easement between lots 93 and 94 and 111 and 112 would provide a way for people to walk more dIrectly from the cuI de sac to the easement between lots 1 and 2 and out to the trail. I live in a loop development that includes these easements and people use them a lot. They are marked on the SIdewalk in yellow pamt, so people know where to go Thank you agam for the opportunity to offer mput. Please call if you have any questions Smcerely, ~/yY'U~ +leoet--- Ja\k:.: Haveri Planner /Policy Analyst Copy' Dane Clay, Stops & Zones SupervIsor " Washington State Department of Transportation Sid Morrison Secretary of Transportation Olympic Region Headquarters 5720 Capitol Boulevard Tumwaler POBox 47440 Olympia, WA 98504-7440 (360) 357-2600 Fax (360) 357-2601 August 1, 1995 Ms Catlue Carlson City of Yelm 105 Yelm Avenue West POBox 479 Yelm, WA 98597 SR 507, MP 27 32, Lt. Vic Nisqually Estates Division 1 & 2 E C File No 94473- T Case No SUB/MPD-8150, SUB8149 Dear Ms Carlson. We have received and reviewed the above proposal and have the followmg comments The Department requests the opportumty to reView a traffic report for tlus development. The report should exarmne traffic movements on the OpposIte side of the lughway and match other access locatiOns With state laws, ReVIsed Code ofWashmgton (RCW) 47 50 and Waslungton Adrmmstratlve Code (WAC) 468-51 and 468-52, the Department has estabhshed an Access Control ClassIficatiOn System to the State Highways to provIde and mamtam a safe and effiCIent transportatiOn system. The Department has classIfied tlus sectiOn of SR 507 as a Class 2 Controlled Access Facihty Class 2 lughways reqUlre that "pnvate dIrect access to the state lughway system shall be perrmtted only when the property has no other reasonable access to the general street system" Because tlus parcel does not appear to have access to a county or CIty street and the property frontage exceeds one thousand three hundred twenty feet the Department may consIder grantmg two access connectiOn perrmts However, the traffic report must show that the addItiOnal access will not adversely affect the desIred functiOn of the state hIghway m accordance WIth operation of the state lughway Smce it appears that the CIty of Yelm did not annex the state route, the Department of 1 \ If TransportatiOn has JunsdlctiOn regardmg the access connectiOn(s) We are attaclung an LlJa~ J r!--- - apphcatiOn form for an access connectiOn perrmt(s) to the proponent's copy oftlus letter All~o( It IS antIcIpated that tlus will be a Category II (1,000 to 1,500 AWDVTE) and Fee per , Q 0 C' ) additional connectiOn pomt (total of $1,750) The average weekday vehIcle tnpends O\)-(,~ (AWDVTE) can be deterrmned from a traffic report (AntIcIpate 120 lots tImes 10 C ~\.LL ~ tnps/each smgle family resIdence equals 1200 A WDVTE) ll\~( LV 1~\ \ CIty of Yelm August 1, 1995 Page 2 The Waslungton State Department of TransportatIOn will only accept surface water runoff equal m quahty and quantIty to that of the predeveloped SIte Any addItIOnal surface water runoff generated will reqUIre appropnate stormwater mItIgatIon m accordance WIth the Department of Ecology' s Stormwater Management Manual. In addItIOn, the Department requests the opporturuty to reVIew the dramage plans and supportmg calculatIons pnor to Issuance of any SIte development permIt AdvertIsmg SIgns Visible from an adjacent State Highway must comply With the State Sceruc Vistas Act of 1971, wluch IS admmIstered by the Department. For mformatIOn regardmg the sIgrung regulatIOns, contact Jack SmIth m the OlympIC RegIOn Traffic Operations office at (360) 357-2620 The Department will not be responsible for nOIse attenuatIOn. The proponent bears responsibilIty of nOIse and land use compatibilIty The development should be planned, deSigned and constructed m such a way that nOIse Impacts are mIrumIzed. Thank you for the opporturuty to review the above proposal. If there are any questions regardmg our comments, please contact Forest SutmIller at (360) 357-2623 or John Hemley at (360) 357-2709 SlTIce~ ;/{ ()L(Iy~' T BvD 'RICKMAN, P.E Transportation Planrung Engmeer TDR. FDS Attachments cc C Hornbuckle N Williams Paul Steadman / POBox 64345 / Tacoma, W A 98466 Denrus Cochran, P.E /2626 12th Court SW / Olympia, W A 98502 J COUNTY COMMISSIONERS Judy Wilson District One Diane Oberquell District Two Dick Nichols District Three THURSTON COUNTY .'....-..-:--~--_._~. SINCE 1852 PUBLIC HEALTH AND SOCIAL SERVICES DEPARTMENT Patrick M. Libbey, Director Diana T Yu, MD, MSPH Health Officer July 28, 1995 r-'--" ! , ": CathIe Carlson CIty of Yelm POBox 479 Yelm, WA 98597 AlJ6 - I 1995 L :'''''''''':=::::::'-::=/'::'-~'',:'C=J fj l"_..__.. .'. .... .oJ Re MPD 81.50, Prehrmnary pI'lt of Nisqually Eshtes TP #21725111300 Dear Ms. Carlson The referenced project has been revIewed and the follow1l1g report of find1l1gs and recommendatIOns IS hereby submItted 1. Analysis A. Method of Sewage DIsposal Sewage wIll be dIsposed of VIa the CIty of Yelm public sewer system. The sOlIs were not evaluated for on-SIte sewage dIsposal. B Water Supply Water wlll be supplied by the CIty of Yelm. 2. Conditions for Final Plat Approval A. The eXlst1l1g wells noted on-SIte need to be abandoned per Department of Ecology standards and documentatIOn submItted to thIS department for reVIew B The eXIstmg on-SIte sewage systems located on-SIte need to be abandoned per ArtIcle IV, Rules and RegulatIOns of the Thurston County Board of Health Governmg DIsposal of Sewage ThIS wlll reqUire that a permIt be obtamed through thIS department for each system to be abandoned (the cost of the permIt IS 55 00 dollars for each system) A. Pnor to final plat approval, Health Department fees must be paId. Environmental Health Division. 2000 Lakeridge Drive SW, Olympia, Washington 98502-6045 * Recycled Paper .. . .. SIte MPD 8150 July 28, 1995 Page 3. Recommendation PrelImmary approval of thIS project, subject to the condItIons noted above, IS recommended. If you have any questIOns, please contact me at 754-2962 y W Duvall r, R.S VIronmenta ealth SpecIalIst cc Landmark, 2205 116th St S , Tacoma, W A 98444 Paul Steadman, POBox 64345, Tacoma, W A 98466 COUNTY COMMISSIONERS Judy Wilson District One Diane Oberquell District Two Dick Nichols District Three THURSTON COUNTY 1a','lA'.WII."Yii!I: (q m~l!!l'(tIMI_'11iII"1II SINCE 1852 PUBLIC HEALTH AND SOCIAL SERVICES DEPARTMENT July 28, 1995 Patrick M. Libbey, Director Diana T Yu, MD, MSPH Health Officer CathIe Carlson CIty of Yelm POBox 479 Yelm, WA98597 AII0- _ I rgc,:: I1UO J V' Re i\1PD 8150, PrelllTnnary pbt of Nisqually Est?,tes TP #21725111300 Dear Ms Carlson. The referenced project has been revIewed and the followl11g report of findl11gs and recommendatIOns IS hereby submItted 1 AnalYSIS A. Method of Sewage DIsposal Sewage wIll be dIsposed of VIa the CIty of Yelm publIc sewer system. The SOIls were not evaluated for on-SIte sewage dIsposal. B Water Supply Water wIll be supplIed by the CIty of Yelm. 2. Conditions for Final Plat Approval A. The eXlstl11g wells noted on-SIte need to be abandoned per Department of Ecology standards and documentatIOn submItted to thIS department for reVIew B The eXlstmg on-SIte sewage systems located on-sIte need to be abandoned per ArtIcle IV, Rules and RegulatIOns of the Thurston County Board of Health Govemmg DIsposal of Sewage ThIs WIll reqUire that a permIt be obtamed through thIS department for each system to be abandoned (the cost of the permIt IS 55 00 dollars for each system) A. Pnor to final plat approval, Health Department fees must be pmd. Environmental Health Division. 2000 Lakeridge Drive SW, Olympia, Washington 98502-6045 (1) Recycled Papf " ,. . SIte l\.1PD 8150 July 28, 1995 Page 3. Recommendation Prehmmary approval of tms proJect, subject to the condItIOns noted above, IS recommended. If you have any questIOns, please contact me at 754-2962 cc Landmark, 2205 116th St S , Tacoma, W A 98444 Paul Steadman, POBox 64345 Tacoma, W A 98466 COUNTY COMMISSIONERS Judy Wilson District One Diane Oberquell District Two Dick Nichols District Three THURSTON COUNTY a\'Mr.i.....,..:_ ..~~C'l!mIalil._~R11 DEVELOPMENT SERVICES SINCE 1852 July 27, 1995 CIty of Yelm Attn. CathIe Carlson POBox 479 Yelm, WA 98597 SUBJECT SUB/MPD-8150, SUB8149 Development ServIces has receIved your notice and request for comment on the above- referenced cases We would like to make one comment. We recommend that the development provIde a road stub to the western boundary A likely 10catlOn would be between Lots 27 and 28, dIrectly OppOSIte a cul-de-sac road that extends to the east. A road stub m thIS 10catlOn would proVIde access to adjacent propertIes that may want to develop and could lead to an eventual road connectlOn to George Road. ThIS stub for adjacent development seems practical gIven Thurston County Parks' reluctance to grant addItional road crossmgs of the Railroad Trail Thank you for the opportumty to comment. If you have any questlOns, please call me at 754-4023 ROBERT SMITH--ASSOCIATE PLANNER RS. ss \pl anning\l etters \yel m. rs Building & Fire Safety / Permit Assistance Center / Planning 2000 Lakeridge Drive SW, Olympia, Washington 98502-6045 (206) 786-5490 ;. KEVIN J O'SULLIVAN Assessor THURSTON COUNTY ..\'S.~-m:mi!llll~li1JI(tliil1!IIlllIIOl1ilD~1i'IJI SINCE 1852 OFFICE OF THE ASSESSOR MEMORANDUM DATE July 25, 1995 TO CATHIE CARLSON - CITY OF YELM - PLANNING DEPT FROM MARLENE POOL - PROPERTY CONTROL/CARTOGRAPHY SUPRV RE NISQUALLY ESTATES DIV 1 & DIV 2 1 I do not have comments, and approve of thIS project as submItted. SIgnature- 2 My comments/recommendatIOns are as follows On the proposed map, the dark Ime mdIcatmg the separatIOn between the two dIvIsIOns, doesn't correspondence wIth the eXIstmg boundanes between the two parcels and owner- ShIpS Is there a planned boundary lme adjustment before the plat IS finalIzed? No other comments at thIS tIme, untIl map IS finalIzed. Attachments Slgnature- ~I\QSVY~ Q0~ 2000 Lakeridge Drive S.W., Olympia, Washington 98502-6045, (360) 786-5410; 1-800-624-1234 FAX (360) 754-2958, TOO (360) 754-2933, TOD 1-800-737-7894 ~33 * Recycled Paper OIVlSJOtf I p.A.ftCtL rfl PlAT J'(l~TIOH or Tlfl H' ~AI'O' I .AST. r.lI.. uf:l Qll,Ul"'~ orsJJD SIX'T" CIS 00 Itl1':. fllO'Cr. , 001!~ y~ ..- IUGIIT or fAf UNl or HORnlr.JlN fAC/llG ,"",_.--' U,a.D1 n:'~ nlD'C' H .1" , ~f1.71 ;v:r, THtN" .. ,t\ll/iN'NG. tXCtI'TI"O ",..-~... ..... .' tlOR1lItJ,St QU,tRnJf or .s."'" ....- t1lGt1lI'~ Wlfll nUT J'(ll<11"" Dr pll NOR71lor!:Sl _V_'- 11>rJ/SIIIP 11 /101111\ IUHGr I u.sT. .Il. DISCRtBr.D ~ ",UO'" .-- ::,':.\.:r"~.m"l~~' .::.'::r ~~'::\. ~..~"':Jlr ~ - ..- ,.... ~ 1. "" ."'. , .... · ". "" - ~...' ,""" ... ... - ... .. ,,- . ." ,- - . ..... , '" .... ,~. "" .. ....' -" '" ....... w. · "..' .."", ..... , ..,"'. ...., .... ." "" "" "" '" .... ... - or etcl,.,.,tte. _n'~ "'" ... ,.... ,. ...,,,~ .n"''''. '" .~...". .. ..... ~~. DIVISiON 2 DIVlSION I PAUl. STEADMAN MARK CARPENTEI1 1601 If. DAY ISLAND BLVD. pO. BOX 77 ,,,oMo. " "," ,(e"""" ,J<5" 1_206-565-71.,0 1_360-458-8222 Vi Vl~lLJJ'I ~ TOWNS/l1P 17 NOllTll. RANGf 1 I~^ST IV M, (;0.::- DIVISION N jSQ U ALL Y J~S'l'A'l'r;::) IN NIVI/-l Of NEl/-l SECTION 25 1 .:\....;. ., 10- 81~18' ~\63~' .." 85" 88" 87" 8"'1 8.~1 70~ IW.i. 1n "'" '0 ------------ 4l!l~\ ~9!!1 50 .0 60 60 ",!ll ~;I 45~\ ~;:I ~1!! ~1 " " '0 .0 ,0 ., .. 60 / / / //0 rt //0 / / /0-0 :I: ;!~ I:, il ~~:~ ~1 :!l i'l (3 ~.:; :l 1f~~..sj:J1!E1!QN; DlvtSlOtI r p,tRCE'\. tlQ, tl125111,o. illY 'A' or ""UN'A" 11.' Al,,,",,""'T NO. .,.. "., AS "",0"'.8 U.... AUOl70~'5 roLl<." .."",,0' I. ",~U"' II or .LA'" fAC'" ......" or;<O'DS or nlufISl"l'I coOl'lrr. .,.,lIItrorcrc fl.,ANO lJlGE Of ~ 81 AS l~souRCLS S..... ,.., ~'I"~ so' ':~8Uf1"'_____ TRACT f' TIllS PIJICEL TO BE OJl'NED BY TilE D&vtI.OPEfI AND BOUMPIJlY UIIE ADJUSTED TO TIlE ADlOINUlO PAIlCEL %-~EpmrlS I !I R!x:OI!D!:lI. \ I I :l: \ ~\~ -', I ~ , _ - -f-2~\~ - 31B _I... 4 \\1 .IT! VICINITY MAP .t:A~ ,'. I IIILl< VI\'1SI01i t ,'.11 AcRet II,.'l"R fU'" co~wotln y .0. Z~20'! E Tl"?UE: & ASSOC r.M'IV SVrlVEYING l' 0 OOX 908 W:JJf. WI\SlllNGTON 90597 (:.160) 450-2094 DIVlSIO" I 14.08 ACJlf::5 ~. E1~ ,Un;'" or fOfAl SIlE.. 10NINa: \ ~~~ t\ l,..t.. \ t\ ~':} I ~.'. :fl I " (3 ., \ ' ~\ ----T--- I fl\.Il,Hlt~ 0" (.01"3: ruoUC no.O LtNGTll- "RO JIi rROf'OSf.D JUCIlf~of WAr: I,P t ..\crtfS 5 W.4LLt"il' to~ 6000 ! SQ rr. AvtFtAGt l.or. 4?OO ~ S4 ,1'. g~~~Y~rACC ~~: ~~m!"" ACRt Jitf PUlllt,tPIJ: .-,REA: 0 Q AeRts ort:N3P/OCr. IU;QUIRfD 0 ~ ,\CRf:S (" Ntt DUlu>'OtL ,~r.'l N1'1 PUUJ)ApLt .Ul:tA 1:11'0 .u.Rr.5 PEIl WAS I Ell pt.,A'" (cJWSS _ orc~s',4.Cr./IIT.T1J,l'lDS' ~ .. UIl)'t ~-:~ tW ", ."DO t SQ ,1', ~ 0 U!li'llS/ "cat ',14 J,f.Rf.S t' ACR" O,~, J.cpf-' - 11::1- 110::15 ,;...-;,.,.. .--- ;'::'0' .:..'~::' -f: .~'._~..- "'::"'.,,~ ---'......'.......~.~':,:::::""'.,' ":,;;.'''''''=' ..... '. - ..... )N, ~ RIE, W.M. - - (A) "T- -'-1- I T I I ~-1~V 1 1 - 1 30 1 11-13 --f: ~ C2 -'-- ~ 1___ '':'::'; ~ ~ i-t....... C2::.\----. C I ,. , ~ """~~'""'~ Q,,=.c:..=) i1l o l' ('l-f-" ---,----' 1\ 'l \ h \ }~ t~~ ,LP - \ )4G ~ \ < , '~e5 / / / / .c e.'. / \5 8' =,c.~,=s ~'=\ ""ISSESe=o.,"" ~e:=o,=E3 l=~o.,c:.e."- \....:;"!.. c\\ ~o,. 44c::>e== ,. / e ':.It>' ...> ,q;}b _It>' X qp ...>-b~e>::5p. g c::,<:::) '--;:= P.c::,,~c..<=. '-- ~~ 12.1\ C:<:::l,C>.3c>c>'= (c:>\......l~ <O~ e.,,- .=, ) C.OL..\~SE::: .. v cEeEo-= '-.l 8~<::l,~ <:l,C''':0 '5 e,=,- \= ""-C: E >= A.l-l-"5 I ~ NO o\=" ~-"" ~IIILNC-(,!l!I" Cc;o,SI '3'.=1, .;UE\..-"-.-1 '--\~E. 'O\Q.. 36 ) 5\G" '2" ='-=/ 1.....\\o....J~ SoT<=> ~<=>'- \~\ / ( iJ} - , 0 19 ~ 0 () " i?im~ 'Rl\J 56e-l= o.c: E. , J ev3a::"-___~, I ~~~ -' "\ 0,5. v~ c\ P c;..5 i1J " iV()} o IJl ~ Ijj ~iii 8 J '2 I ""=.,=><.. ~ "'AU P""I~'-- I.J~ ~\\ ~I \\'30\ 15 c:.. .=,~s ~- v1-";''''X "CO \ c. COO I o cO - - EQLJI~A=~""" USEe> L / "-" ~Cl \ c.. '--', Cl..; =. S SURvnOIt'S CElUlF1CA TE ac~u~'< '-l.~e. ~O~U~~ I==~ P;:-'\-l '- ST~Ot-/\~""-l e-r: ~ '--- --J5~E.S ~~'<~ IMltS . 1\Il'Y'Y made Irr m. or UIKkt- ...., dInctIon r"'l"irtf'l\Ofttl of the SUfY'Y llt<ordi"9 Act at th. ::"E""'c>\'-A~~ ~,.~I.".,., p~o ~Ee,51="-...\.c::.-'- \ c><e ::3'~ 5" '-( '<:;'-- \"--1 45o------~-----~ r;WH IT I DATI_ /'l r-,.,~ <"'" f.., /r.,./ //- Yelrn lelephone -COmpany CommUnicatIons tor today &. tomorrow July 25,1995 Department of Commnunity Development Cathie Carlson, Planner PO Box 479 Yelm WA. 98597 RE: Case Number: SUB/MPD-8150 + :5LL.5 8Jf1 Dear Ms. Carlson. We have reviewed the above mentioned plat and have the followlng comments: 1) We request that Utillty Easements be included In the ingress and egress easements 2) Yelm Telephone Company will provide service to the subdlvislon as stated in our tariffs as flied wlth the Public utilities Commission. If you have further questions or desire further information please feel free to contact me at (206) 458-5343. Sincerely, " lJ~QJ~. b : / Wally W Purdun Faclliti s Engineer 106 Second Street S.E. 0 Po. Box 593 Yelm, WA 0 985970 (206) 458-2171 A subsidiary ot COMERCo. INC.: COUNTY COMMISSIONERS Judy Wilson District One Diane Oberquell Distnct Two Dick Nichols District 111ree THURSTON COUNTY .'.l'_~~~: fH111l1~atili1l.,._~.. SINCE 1852 PARKS AND RECREATION DEPARTMENT Michael Welter Director July 25, 1995 CathIe Carlson City of Yelm POBox 479 Yelm, W A 98597 RE: Nisqually Estates - DIvision IT SUB/MPD-8150 SUB-8149 Dear Ms. Carlson. Thank you for the opportumty to prOVIde comments on the Prelimmary Plat ApplIcahon submItted by Paul Steadman and Mark Carpenter for Nisqually Estates IT. The department has no partlcular concerns regardmg the proposed development in the City of Yelm. The applIcant IS, however, required to apply for and be granted a Basic Tnul PermIt for Ingress, egress and utilihes across the department-owned Yelm-Temno RaIl-Trail (old abandoned BurlIngton Northern RaIlroad corridor) The permIt request will be evaluated In accordance WIth the Thurston County Tnul Use PermIt PolICIes as adopted by the Board of County CommISSIOners In December, 1994 ThIS should be noted as a condItIon of plat approval by the City The applIcants have already completed and submitted an applIcahon for the reqUIred permit and prelImmary dISCUSSIOns have occurred between the applIcants and department concernmg processmg the permit applIcation. If you have any queshons, please call me at 786-5595. ~.. . chael Welter DIrector 2617-A 12th Ct., SW, Olympia, Washington 98502 (360) 786-5595/ FAX (360) 754-2956 TDD (360) 754-2933 * Recycled Pnper City of Yelm 105 Yelm Avenue West POBox 479 Yelm, Washington 98597 (360) 458-3244 PLANNING DEPARTMENT DATE. 7 / 18 / 9 5 CASE NUMBER SUB/MPD-8150 SUB8149 APPLICANT Paul Steadman & Mark Carpenter PROJECT LOCATION NW' side of SR 507, South of Mill Rd PROJECT SUMMARY 120 Lot Residential Subdivision The enclosed project information is for your review Please provide written comments or recommendations to Cathie Carlson by AUG. 2, 1995 Your comments Will become part of the record and utilized in the decision-making process by staff, Planning Commission or City Council TYPE OF APPLICATION LPROPOSED _FINAL _ADMINISTRATIVE _PLANNING COMMISSION _CITY COUNCIL _Site Plan Review -x-Preliminary Plat Final Plat _Short Subdivision Conditional Use _Variance _Planned Residential Development _Mixed Use Planned Development _Master Planned Development _Home Occupations _Short Subdivision _Mobile Home Park TO ---1L City Administrator ---X...Director of Public Works LBuilding Department ~ City Planner _City Clerk ~Police Department ~Fire Department _Thurston County Capcom ~Adjacent Jurisdiction -T. C. Planning ~ Thurston County Environmental Health _Olympic Air Pollution Control Authority ---X...Parks and Recreation Committee to _Thurston County Assessor -X-WSDOT _~..-'ntercity Transit ~ School District -X- Y elm Telephone _LeMay Garbage Service ..JLPuget Power -1L Viacom L Washington Natural Gas ~Adjacent Property Owners _US Post Office (Yelm) _Dept. of Ecology Dept. * R~C\'ckd paper POBox -179 Yellll, WA 90597 -150-32-1-1 OFFICIAL USE OHL Y Fee Dale Received. By File No APPLICATION FOR PRELIMINARY PLAT 1'00: $500.00 plus $25 00 por 101 (plus ony profosslonal sorvlco cheruos por noso/ut/on 252) A preliminary pial Is a requesllo subdivide properly Into live or more lols lor Ihe purpose of resldenllal, commercial, or industrial developmenl. A prelhpinary pial Is reviewed by Ihe Cily's slart, Planning Commission and Council lor conlormance with Cily subdivision standards and olher regulations. The COllncll will hold a public hearing after notilying neighbors and olher agencies The pIal cannot be approved unless appropriale provisions have been made lor public lacillties, sllch as roads, sewer and waler Preliminary review will usually lake aboul 90 days. If preliminary approval Is granled, a linal surveyed pial musl be presenled wilhln Ihree years wllh appropriate arrangements lor all Improvemenls. NAME OF PROJECT ~S!ually Estates APPLICANT Mailing Address 22U5_lJ.utlLSL.S Cily Slale and Zip Tacoma, WA 98444 , -5jg::-n~f2 Telephone Landmark OWNER Mailing Address Cily, Slale and Zip Telephone. ..LandmarlL-- Sam~_g~bQYe. ENGINEEn/ARCIlITECT/OT/lEFl Eddie True Mailing Address 18225 Cook rd SE Cily. Stale and Zip _______'!..elmL-l'!~_~~.~~L__. Telephone!~~=-~!!~ i_________..____ SUMMARY OF REQUEST __ 60_1ot 2esidl:::~~ti~.!._~~lJd!~.-!:~!~!!. PROPERTY DESCnlPTlON General Location SH 507 Site Address __!2~2_SR 5~~__ Land Area (acres) Section 25 Township --.17_ North Assessor's Tax Parcel Number 21 72511 1 300 Full leoal description 01 sublect prOperlY. (allach separate sheet if necessary) __ple~se see attatched plot plan__ 15 acres Ranoe .l_~~~~~!,!-,---- I atrirm lhat all answers, slalernenls and Inlorrnallon contained In and submllled with this appllcallon are complete and accurate to Ihe besl 01 my l<nowledoe. I also affirm IIrat I am the owner 01 the subject site or am duly au- thorized by the owner to acl wilh respect 10 Ihls appllcallon. Further, I grant permission lrom the owner to any and all employees and represenlallves 01 the Cily of Yelm ami olher governmental agencies 10 enter upon and inspecl said properly as reasonabty necessary to process this application. I agree to pay all fees of lhe cily whlc!1 apply to thIs plication. Sign Date -7 --- /7-7,S:- .r PLEASE ANSWER THE FOLLOWING QUESTIONS ATTACH EXTRA PAGES IF NECESSARY Do Ihe subdivision sial sizes, proposed use, ole, conlolm wllh Ihe zoning oflhe propelly? Please explain. YES 2. Are any provisions proposed 10 minimize confllcls wllh neighboring land uses? Describe YE~L-~~foo~ buffer on S.E. common line with Mr. McNaughton - 3 Is Ihe sile wilhin 300 leel of any cailieal areas" such as wellands 01 slleams? Yes 4 Whal provisions will be made lor waler supply? City 5. Whal provisions will be made lor sewage? City 6 Whal provisions will be made lor slorlllwaler and/or flood control? Storm plan 7 Whal p'ovisions will be made lor streels, access anll/or buses? O. Whal provisions, II any, will be made for open space and/or recreation? o 9 Whal provisions will be made lor schools and school children? Mitigation fees A TT ACIIMENTS. [.I Envil onmental Cheddisl (including ~;50 00 lee) [] ^IIJacenl Plopelly Owners lIsllncluding Assessors Tax Parcel Numbers [] Vicinity nHlp showing nearby ploperty, sheels, land uses, streams and olher fealures. [] Map showing locallon and size of waler mains, sewer, slorlllwaler lacllilles and olher utililles and poinls 01 conneclion 10 exlsling syslems. [J Copy of any covenanls or leshlcllons lhat will npply [] Gladlng plan lor culs and fills over 100 cubic yards I.J Ten copies 01 preliminary plat drawlng(s) nollalger Ihan IO"x2'1" showing: I Dalum 2. Boundades 01 all lots and slreets In relation 10 cily Ihnlls, section lines or call1elS, plus existing and proposed survey and elevation monumenls. 3 Lakes, stremns, wellnnds, Irees and oilIer nalUrallealures. -1 Proposed zoning, use 01 each 101, anu any public or common areas. 5. Exlsllng buildings and olher structures. 6. Existing and proposed streets, alleys, sldewall<s, railroads and associated Ilghls-al-way 7 Wells and underground storage lanks. O. On-site waste disposal systems and proposed sewer lines and lanl<s. 9 ExIsting and proposed slleetllghting, power, nnturnl gas, lelevlsion and lelephone lines. 10 Grade and curvature 01 streets 10 300 leet from the pial. 11 Exisllng and proposed contours atlwo-Iootlntelvals (or 5-lootll greater Ihan 5%). [) A reuuced size copy of Ihe plat !lollmger than 11 'x17" CI'"I"Y-OI~" Y EL1Vl POBox 479 Yelm, WA 98597 458-3244 OFFICIAL USE ONLY Fee Dale Received...................... By File No.................... YELM WASHINGTON APPLICATION FOR PRELIMINARY PLAT Fee: $500.00 plus $25.00 per 101 (Plus any professional service charges per Resolution 252) A preliminary plat is a request to subdivide properly into five or more lots for the purpose of residential, commercial, or industrial development. A preliminary plat is reviewed by the City s staff, Planning Commission and Council for conformance with City subdivision standards and other regulations. The Council will hold a public hearing after notifying neighbors and other agencies. The plat cannot be approved unless appropriate provisions have been made for public facilities, such as roads, sewer and water Preliminary review will usually take about 90 days. If preliminary approval is granted, a final surveyed plat must be presented within three years with appropriate arrangements for all improvements. NAME OF PROJECT /I (S '0 tL '\ tl y I; ri !::at e-e, ?a.r. I cst en r1~/h O.e. ~C~ (.i.l 5 <f $ -rqcc~ W~ q?,l.f" 2. 0(. - h G. ~ ~ '1/ tt 6 OIVISICA! zr. APPLICANT Mailing Address City, State and Zip Telephone OWNER Mailing Address City, State and Zip Telephone 7 (to. ( S t e.O--rJ th4~ ? D .13 0,( (. '1 ;) C-j S ~cnm q "W~ '7 'l'"l{ (,6 20(,- 5(.,~-";zl'iO ENGINEER! ARCHITECT/OTHER Mailing Address City, State and Zip Telephone o ~J1~1 5 Cae:- t,~" e t 1(1..6 11-..r;,~ d.:'l'.w (') I }- ~J /-; wo ~ ~ 'i'" <1 ~ f-I I I ?6 (, - 7')' ~ - /4 q ~ SUMMARY OF REQUEST IJ a..Cr<2.<;' c..ffir.,1(}.L,/. ^ {: ~~r C. ;'"t--.., (-.,.... , Prot7(s~J iJ.u 'aLat 15 ,. h..IIV. I "(' r: r 't"i-t ~o, /1a.r " i-.y _ VIr. h<q r.r-...IS' r1r. ,,,,.f- I v 60 /...e.-t 8CJb JiV,5lti" ()n I Y1 -bC!:n J. '?d 'b:. 4 r(\ u t' rk '-' I 1::-. r de Ye: I f.... '10 E R. ~. S- kI,,;!?' " s~ C. Q<;,' J. !d.,. fhl . PROPERTY DESCRIPTION General Location pl'O/~rb-7 bCJan!.~r..e.J by Go/?- c:..otJr'\' ~ to 1'\.0 r Th Gl", C. rr..-; ~/..... 'lZa ,., \ 'e '" Hw y '"b; ~ ~"A+J.. Site Address IS 1..0 / .wi J 1/ n..;. 5:6 Land Area (acres) 1$ .~ 7 Section?-.'5 Township /7 Range 1- J;: Assessor s Tax Parcel Number ~ , 7 t. '5 I /1 3 CJ I Full legal description of subject property (altach separate sheet if necessary) [~ 1 i!a5 t- I affirm tllat all answers, statements and information contained in and submitted with this application are complete and accurate to the best of my knowledge. I also affirm that I am the owner of tile subject site or am duly au- thorized by the owner to act with respect to this application. Further, I grant permission from the owner to any and all employees and representatives of tile Cily of Yelm and other governmental agencies to enter upon and inspect said property as reasonably necessary to process this application. I agree to pay all fees of the city which apply to this application. /J ~ Signed (}) ~L~L Date n..; II 1/ 9~ - II ~ "" -e. 2. Are any provisions proposed to rT1inimize conflicts with neighboring land uses? Describe. I f;;~C~~'-5 0Q;~I~t::t ~;R lh <:~~~i :'~ ~t-~ f ~<2 I- ....""? I- ~I "I t l1,df'J .,,j IA 60. "-" . q 3. Is the site within 300 feet of any "critical areas" ,such as wetlands or streams? Y ~s:-' ~ .....IR_:i:IQ~ ~5 ~J... d~{'''I..t-~./ &:he! (}f'tjf-~erf.'C..c:!. -' 4 What provisions will be made for water supply? c;t ,"" c,c I re /..,., . 5 What provisions will be made for sewage? elf., j ctf.. 7' IVI-< . 6 What provisions will be made for slorrnwaler and/or flood control? 0,.." '\I' ;'"f- ~ ~"" 1:-ro I_ 7 What provisions will be made for streets, access and/or buses? Q,1'1J loc.-J -:r1J.I'iZ_~t~ G\I'<l 4(1eu-,.!~ tJa'5 <)'t-e.o<( 0.1' <:. Vi"l [k' 1("'" ,- I 8 Wll,9t provisions, if any, will be made for open space and/or recreation? Or ., fJd.. c::.t.. ~ ~~~~\,,-5Jf- ~ r~~~ ~s ~~ ~ : <; ~-~ ,;u :~ ~ ~-u, l-ttr~ t~~~ /^"k ; ~~1;" r~;::~lt~::~S" 9 What provision~ will be made for schools and school children? I ~ l'Y\ I 1:, ].... rn..., . 1'<2..Lj\t..l.,',"", ~~tc; ,".~}\/-rL, ~ /oc:s-l 'Sc:.~1 ~1-rEr,J ~ ~( k Q..-'ir f.~"I r d~ fk=.~<r:. '5" ;f f?"'- ""-~ f',.Q, 0 J f" ~J~l, ATTACHMENTS (:('Environmental Checklist (including $50.00 fee) ElAdjacent Property Owners list including Assessors Tax Parcel Numbers ElVicinity map showing nearby property, streets, land uses, streams and other features. ~ap showing location and size of water mains, sewer, stormwater facilities and other utilities and pOints of connection to existing systems. tVfl-o Copy or any covenants or restrictions that will apply ;1I(}EJ Grading plan for cuts and fills over 100 cubic yards. o Ten copies of preliminary plat drawing(s) not larger than 18"x24 showing: 1 Datum 2. Boundaries of all lots and streets in relation to city limits, section lines or corners, plus existing and proposed survey and elevation monuments. 3. Lakes, streams, wetlands, trees and other natural features. 4 Proposed zoning, use of each lot, and any public or common areas. 5. Existing buildings and other structures. 6. Existing and proposed streets, alleys, sidewalks, railroads and associated rights-of-way 7 Wells and underground slorage tanl<s. 8. On-site waste disposal systems and proposed sewer lines and tanks. 9 Existing and proposed street lighting, power, natural gas, television and telephone lines. 10. Grade and curvature of streets to 300 feet from the plat. 11 Existing and proposed contours at two-foot intervals (or 5.loot if greater than 5%). o A reduced size copy of the plat not larger than 11"x17" DIVISION --_..!" 6~ 6" 681\ 69'\ 70'\ 71'\ 72'\ 73'\ 74" 75, H H H H H H H H 768 --------- - .0 & ;c:: 1 GAS'!' IV M I'I/hJ,I~IlN^,n PIAl' Of', . ,fIST LITES j) I VI::; 10 N J, N jSQ U ALL) . . "25 TOW"SlIH' 17 "01<111. RANGE '1 "WI/' of No1/' SI.CTIO QIYI aN io" ';j".j ,c...... ~....iO,,,,,,;;,.,,,,"i'iO"i""'O ,. . ....0" 't.J~1~" ~~1"'" 61~\ 6215.\ 63 '2\ 64 'Ii\ 65 ~ ...-------- "'\ "'\ "'\ 31 ,!j.AJ';.\ .\\!is' AlSo.\ t,1'" 4\'}'2 A\ll'" 50 51 51 31 ~ l!! SJS ~ ) 6 96 a', .\; T ',' gt). :1. \'~ 1~: "~; ': {~ (Pc( <1' ot:tVNO ,.s tOCJl no BY s1tJoH RESOURCES f1l:U'n(P 121'.j9'~' PROI'os(P 50' v.t vNO aurrf1l_________ TRACT F ~ '\1l1S pAllCEL TO DE OlfllED BY THE DEVELOPEll AIm BOUNDAllY IJNE "DlUS1ED 10 TilE ,,!)JOINING PAlleE:!. 'l'O '\1lE 1!fST "rrEll pl..A T IS llECORDED. , ~\ \"; 1":1.'i'~'" t \ .. 60 60 60 .0 51 ~1 52 120&\ 119& 15 S3~\ !i2~ .,8 51 .J' S.\l ", ~,:.;,.'o-.~l" 51 " 92 DIvt510t4 1 16,08 A.Cflr.s R' 2~!. AcflfS 601,}0 t sQ l"f. Or/DO ~:;Q .\ 80 2':l10'-!:' 2.G!. "eRf. 6000 !. sQ. (1. B~otl~. sa ,r. . 4,0 urms/fo.CIH. 1.1-- }.cRf$ 91 ACRts o."~ AeRfS ,\(!IF.: " ,'~-O ~o . ~-" .:0: CO: 26~1 I PR~~~~ '- ~,'5 '..v---. ... \ N \:!\\:! ~ ~ '" '" / / / (oct cF ot:!VI'" ,S "DCA lED BY swWl R(SOlJRctS 11(U> n(1l 12/1~f94 OWNEG~\I.~ ~~ DIVISioN I DIVISION 2 MM<l< CARPENTER rA1l1. SH:AD~IAN . pOBOX 77 "" , ", ,,,,ND nc,o "e'E' " " "", TACOMA, IVA. 90~{)6 1_360-458-8222 1_206-565-71,10 F' 'l'r,U E & ASSOC .I 1:,\NIJ Sl!I<VEYING F 0 BO X 908 yEl M IVt\SIIlNGTON 98597 " ' (360) ~58-289.1 93_11035 ~ l~ ~ · rt: (l/\ Inlo(tlflr1< Y:cn:f2 ~15U//ev. I ~f~S~' -J il1 &~I,~p . fit uJ~( , L~tlf~ W leA wlto · ;!j5l- ~ LrWc/ t!fc~zf-; 14 tv w (1 tlfJi<! ~2 S1A -h cfll/J1.R~ tf/fJarcfj ~ci~:r t;-JutJ tJi Uf!~kId1/JS~ · VraAJ1UJ- h~ (jjf -h1~_ - P~(JfCft!~ Ja~ ' -I/lll or! t1 i!L f-pcj/ rf f!J. Z(J)~ i 0~~: IN OtA~ "to of- ~ ~ Mt/I 10 {)]l~ cfhlU T-/--oPY- f jlJ<iJA I!k F OtfYt1 m-!-itJd. ~~~ '" ? ~l1LrIJ!-~ , ~ J{L1JZJ_UB-~ ~1~~~ f) 1M If' (/) fa LiiIivlt- --~ ~- ------ - steadman Limited Partnership # 1993 General Partners: J. Paul Steadman Carole J. Steadman Martin Way Business Park 6700 Martin Way, Suite 118-B Olympia, WA 98516 360-493-1484 June 28, 1996 Ms. Shelly Badger, Chief Administrator Officer City of Yelm P. o. Box 479 Yelm, Washington 98597 Dear Ms. Badger: I request that you allocate 30 additional Equivalent Residential Units (E.R.U's) to Nisqually Estates Division II so that developnent can proceed. A 60 lot subdivision with the required infrastructure is a large financial undertaking and becomes unfeasible unless it is clear that the project can be built out on schedule. We are required to financially compensate the City for increased traffic based on the entire 60 lot subdivision. The right turn lane, right turn taper, extension of water and sewer lines, the paved trail, and si te drainage are requirements for a completed developnent. All fees, which are based on the entire subdivision, are required to be paid prior to final plat approval. We are meeting the requirements for a completed subdivision which is incomplete unless it has sewer capacity. We are ready to proceed and now need a corrunitment that sewer hookups wlll be there for us. Needless to say a quick response is necessary. Thank you for your attention in this matter. \ \ \ \ Limiled Parlners: David Steadman, Diane Steadman, Harriet Bl'Odeur, Lori Pitzer, Cassandm Barker, Molly Wines \ \