Project Review & Correspondence
September 3, 1997
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Mr. John Huddleston
JCH Development
POBox 1206
Yelm, WA, 98597
Re: Mill Park Place
Dear John,
As per your phone call last week, the following items are
required to be completed prior to final plat approval.
[it('
Letter from engineer stating the project has be constructed
in conformance to the approved plans
v
rg/""
~
As-builts - one set of mylars and two sets of bluelines
Completion of punch list items.
Payment of plan review fees.
If you have any questions or comments feel free to call my office
at (360) 458-8499.
Sincerely,
City of Yelm
Ken Garmann
Public Works Director
cc Cathie Carlson, Planner
City of YellD
105 Yelm Avenue West
POBox 479
Yelm, Washington 98597
206-458-3244
Date
To
From
Re
August 20, 1997
Mayor Wolf al(\d\C.Juncil Members
Cathie Carlsobtcity Planner
Case PRD-978196-YL
LIST OF EXHIBITS. Exhibit I - Public Notice
Exhibit II - Site Map
Exhibit III - SEPA Mitigated Determination of Nonsignificance
STAFF REPORT - SUMMARY STATEMENT AND DEPARTMENT RECOMMENDATION.
Staff recommends the City Council approve Mill Park Place Preliminary Plat and Planned Residential
Development based on the following findings and conclusions
Backqround. The applicant received preliminary short plat approval from the City on August 26, 1996 to
develop the site as a seven lot residential development with a maximum density of 12 units The applicant
planned to construct up to five duplexes with the remaining lots as single family units At a later date the
applicant was possibly going to condominiumize the project to provide the opportunity to sell UnIts in the
duplexes Individually as condominiums
Since the onginal approval the developer has found that financial institutions consider condominiums an
unproven project In Yelm However, the financial institutions will provide financing for townhouse
developments The applicant has revised his applicant to enable him to sell the units individually and to meet
the critena of the financial institute
Findinqs.
1 Proponent Neighborhood Development Group
John Huddleston
2 Location East side of Mill Road just south of 104th Ave SE Tax Parcel 22730220700
3 Public Notice Notice of the Public Hearing was published in the Nisqually Valley News on
August 7,1997, and posted in public areas on July 31,1997 The notice was mailed to
adjacent property owners and the applicant on July 31, 1997
4 Existinq Land Use The parcel is 3 01 acres with one (1) single family residential unit
5 Adlacent Land Uses Residential and vacant land
6 Comprehensive Plan The site is designated low density residential
Case No PRD 978196 YL / Mill Park Place
Page 2
August 20, 1997
7 Zoninq Chapter 17 12, Low Density Residential District (R-4) which permits single family,
duplex and townhouse residential units PRD's are an allowed use in the R-4 zone and are
regulated by Chapter 17 60, Planned Residential Development
8 Setbacks. As provided in Chapter 17 60 110 B, the standard setbacks and yard requirements
between buildings may be waived in a PRD Buildings may have common walls and, therefore
built to the property line as in townhouse construction
9 Traffic Consistent with the Trip Generation Manual, Institute of Transportation Engineers and
City of Yelm Ordinance 580, Concurrency Ordinance, residential units generate 1 01 new pm
peak trips daily As proposed the development would generate a total of 11 11 new pm peak
trips to the City Transportation System
10 Access. The site is accessed from Mill Road As an original conditional of approval for the
short plat the applicant was required to construct a local access residential street The civil
plans for the street were approved by the City Public Works Department and the improvement
was constructed by the applicant.
11 Wastewater The project will be served with existing capacity at the Sewer Treatment Plant
As an original conditional of approval for the short plat the applicant was required to extend the
existing 2" STEP sewer collection line to serve the site The civil plans were approved by the
City Public Works Department and the improvement was constructed by the applicant
11 Water Supply The site is currently in the water service area and will be served by the City of
Yelm As an original conditional of approval for the short plat the applicant was required to
extend the existing 8" water line and provide fire hydrants and appurtenances to the site The
civil plans approved by the City Public Works Department and the improvement was
constructed by the applicant
12 Drainaqe/Stormwater A Final Drainage Report and Design was prepared by S Chamberlain
and AssocIates, Inc As an original conditional of approval for the short plat the applicant was
required to design and construct stormwater facilities consistent with DOE requirements The
civil plans were approved by the City Public Works Department and the improvement was
constructed by the applicant
13 Utilities The site is served by Puget Sound Energy (electric and gas) and Yelm Telephone
14 Fire Protection Thurston County Fire District #2
15 Police Protection City of Yelm
16 Environmental Review After review of the environmental checklist, a Mitigated Determination
of Nonsignificance (MDNS) was issued on July 31, 1997 If the applicant meets the applicable
chapters of the Yelm Municipal Code and complies with the recommended conditions of
approval the proposal is not likely to have a significant adverse environmental impact.
17 Open Space. Chapter 17 60 140.A requires a PRD to provide 20% of the development in open
space The applicant has proposed approximately 10% of the site to provide open space with
both active and passive usage The passive area also serves as the stormwater facility The
remaining 10% would be provided in a fee-in-lieu of payment.
18 Homeowners Association The open space/stormwater facilities are proposed as private A
homeowners agreement is necessary for their maintenance
APPLICABLE STANDARDS AND POLICIES
Comprehensive
Plan
The Comprehensive Plan designation for the site is Low Density Residential
Yelm Municipal
Title 16, Subdivisions, Title 17, Zoning - Low Density Residential District (R-4) Chapter
17 12 and Planned Residential Development, Chapter 17 48
A. Proposal. The applicant has applied for PRD and Preliminary Plat approval to develop the site as 12
residential lots with 10 of the lots having zero (0) lot line setbacks The lots with zero(O) lot line setbacks would
be developed as townhouse units Developed as a PRD and Subdivision enables the owner to sell townhouse
units as individual residential units rather than as townhouse bUildings containing two residential units or duplex's
B. PLANNING COMMISSION ACTION. The Planning Commission held a public hearing and considered the
application on August 18, 1997 The Planning Commission unanimously recommends the PRD and Preliminary
Plat with the following conditions be approved by the City Council
1 The applicant shall provide an area of approximately 13,111 square feet, identified as Tract A and
B, for on-site open space The applicant shall pay a fee of $10,09500 for the remaining required
13,111 square feet of open space The fee in lieu of open space is calculated by multiplying the
required square feet of open space (13,111) by 77if,
2 The applicant shall mitigate traffic impacts to the transportation system Mitigation includes
payment of the Transportation Facility Charge (TFC) for 11 11 pm peak hour trips generated by the
project. The total TFC is $8332 50 The TFC for each residential unit is $757 50 and payable at
building permit issuance
3 The applicant shall submit a Homeowners Association Agreement for approval by the City The
Agreement, at a minimum shall contain provIsions for the homeowners joint ownership of Tract A
and B and authorize the homeowners association to assess and collect fees for the maintenance
and repair of open space and stormwater facility The Homeowners Agreement shall be referenced
on the face of the Final Plat Map and recorded with the County Records Office
4 The applicant shall negotiate and enter into a Mitigation Agreement with the Yelm School District
pnor to final plat. School mitigation fees are payable at time of building permit issuance
5 The final plat shall clearly demonstrate the satisfactory completion of all conditions of approval
stated herein, and shall be prepared and filed in compliance with the requirements of YMC 16 12
C COUNCIL ACTION. The City Council may. approve the project as forwarded by the Planning
Commission, approve the project with modifications or deny the project.
EXHIBIT I
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
YELM PLANNING COMMISSION
DATE
PLACE
PURPOSE
Monday, August 18, 1997, at 400 P m
Council Chambers, City Hall, 105 Yelm Ave West, Yelm, WA
Public Hearing on Proposed Planned Residential Development and
Preliminary Plat.
APPLICANT Neighborhood Development Group, John Huddleston
Project Location East side of Mill Road just south of 104th Ave SE Tax Parcel 22730220700
Project Description Planned Residential Development and Preliminary Plat to develop 3 01
acres The development consist of twelve (12) residential lots with ten (10) of the lots having
zero (0) lot line setbacks
Testimony may be given at the hearing or through any written comments on the proposals
received by the close of the public hearing on August 18, 1997 Such written comments
may be submitted to the City of Yelm at the addresses shown above.
The application and any related documents are available for public review during normal
business hours at the City of Yelm, 105 Yelm Avenue W , Yelm, WA For additional information,
please contact Cathie Carlson at 458-8408
The Yelm City Council will receive the Planning Commission's recommendation regarding the
project at the City Council meeting on August 27, 1997 The Council will take action on the
proposal at the August 27, 1997 meeting
The City of Yelm provides reasonable accommodations to person with disabilities If you need
special accommodations to attend or participate, call the City Clerk, Agnes Bennick, at (360) 458-
8404 at least 72 hours before the meeting
ATTEST
City of Yelm
Agnes Bennick, City Clerk
DO NOT PUBLISH BELOW THIS LINE
Published in the Nisqually Valley News August 7, 1997
Posted in Public Areas August 1, 1997
Mailed to Adjacent Property Owners July 31, 1997
CITY OF YELM PRELIMINARY PLAT OF MILL PARK PLACE P R.D
IN THE: NWl/4 OF THE: NWl/4 OF SE:CnON JO. TOIINSHIP 17 NORTH. RANCE: 2 E:AST. W.M.
~4 11 _ _ --I-- _ _ _ _ _ _ _ _ _ _ _ _ - - - - - - - - ~S1J:!.:.!.. ~3:!:a!..- - - - - - - - - - - - - - - - - - - - - T - - ~
25 .JO..._ 664.00 -- JO
HW seCTION JO N f/4 seCTION JO
I FHa SJ'CWE: WON I CAlC. PER SHORT
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VICINITY
MAP
MONUME:NT SE:T;
SE:T 2' SURFACE: BRASS
DISK W/pUNCH PE:R
CITY OF YE:u./ STANDARDS
SCALE
J' - 1/21r11LE
LEGAL DESCRIPTION
PLAT NOTES
THAT PART OF THE: NORTHIlfST OUARTE:R OF THE: NORTHIlfST
OUARTE:R OF SE:CnON JO, TOIINSHIP 17 NORTH. RANGE: 2 E:AST. W.II..
DE:SCR/BCD AS F0t.1.0WS: BE:GlNNlNG A T A POINT ON THE: IlfST LINE:
OF SA/O NORTHIlfST OUARTE:R OF NORTHIlfST OUARTE:R. 2S4 FE:E:T
NORTH OF ITS SOUTHIlfST CORNE:R; RUNNING THE:NCE: NORTH ALOHG
SAlO IlfST UNE: 20J FE:E:T MORE: OR LE:SS TO A POINT 86J FE:E:T
SOUTH OF THE: NORTHIlfST CORNE:R OF SAIO SE:CnON JO, THENCE:
E:AST 664 FE:E:T. SOUTH 20J FE:E:T MORE: OR LE:SS AND IlfST 664
FE:ET TO THE: POINT OF BE:GlNNING; E:XCE:pnNG THE:RE:FROII THE:
IlfST 20 FE:E:T FOR COUNTY ROAD KNOIIN AS IIIU ROAD.
SiTUA 7fD IN THURSTON COUNTY, STA TE: OF WASHINGTON
ARE:A OF TOTAL Si7f: J.OI ACRE:S INCLUDING PLAT ROADS
ZONING: R-4
NUMBER OF LOTS: 12
ARE:A OF OPE:N SPACE:: 6664 SO. FT.
PUBLIC ROADS: lENGTH S08 FT.
SIoIAUE:ST LOT: 4682 SQ. FT.
A YE:RAGE: LOT: SJJ2 SO. FT.
DE:NSITY: 4.0 UNITS PE:R ACRE:
ORIGINAL TRACT
ASSESSOR~ PARCEL NO(S)
22730220700
OWNER/DEVELOPER
NEIGHBORHOOD DEVELOPIIENT GROUP
P. O. BOX 1206
YELlI. irA 98591
SCALE:. 1'-50
~ I
o
2S SO
100
WCRfOUJI: PI.A T OF PARK'MW RCCOROED
UHOCR AF NO. ,409070J.5G IN KlL 27. PAGES 1S2-as..
ADDRESS SCHEDULE FOR
MILL PARK PLACE P.R.D.
AU. ADORCSSCS ARC:
._ 1047H PLAa: s.c.
mJI. WASHrHCTOH tB5S1i7
LOT M../IIBER HOUSE OR UNIT MJIlBE:R
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. 15629
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. "'535
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EXHIBIT III
MITIGATED DETERMINATION OF NONSIGNIFICANCE
SEPA NO 8196
MITIGATED DETERMINATION OF NONSIGNIFICANCE
Proponent:
John Huddleston/Neighborhood Development Group
Description of Proposal
Planned Residential Development/Preliminary Plat to develop 3 01 acres. The
proposal is for twelve (12) residential lots with ten (10) of the lots having zero (0)
lot line setbacks.
Location of the Proposal
East side of Mill Road just south of 104th Ave SE, Tax Parcel 22730220700
Sectionff ownship/Ra nge
Section 30, Township 17N, Range 2E, W.M
Threshold Determination
The City of Yelm as lead agency for this action has determined that this proposal
does not have a probable significant adverse impact on the environment.
Therefore, an environmental impact statement (EIS) will not be required under
RCW 43.21 C 030(2)(c) This decision was made after review of a completed
environmental checklist and other information on file with the lead agency This
information is available to the public on request.
Conditions/Mitigating Measures
The applicant shall negotiate and enter into a Mitigation Agreement with the Yelm
School District prior to final plat. School mitigation fees are payable at time of
building per issuance
Lead agency.
Responsible Official
City ofYelm
Shelly Badger, City Administrator
Date of Issue
Comment Deadline
July 31,1997
5.00 pm, August 15,1997
Shelly Badger, City Administrator
This Determination of NonSignificance is issued pursuant to Washington Administrative Code 197-11-340(2) The City of
Yelm will not act on this proposal prior to 5'00 pm, August 18, 1997 Comments must be submitted to Catherine Carlson,
City Planner, City of Yelm, POBox 479, Yelm, WA 98597 by 5"00 P m August 15, 1997
You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than
5 00 pm, August 21, 1997 You should be prepared to make specific factual objections. Contact Agnes Bennick, City
Clerk, to learn more about the procedures for SEPA appeals This MDNS is not a permit and does not by itself constitute
project approval The applicant must comply with all applicable requirements of the City of Yelm prior to receiving
construction permits.
DO NOT PUBLISH BELOW THIS LINE
Published Nisqually Valley News, August 7, 1997
Posted in public areas July 31, 1997
Copies to July 31, 1997, Dept. of Ecology w/checklist
All agencies/citizens on SEPA mailing list and adjacent property owners
MEMORANDUM
,
DA TE August 6, 1997
TO CIty ofYelm, CathIe Carlson
FROM Thurston County Assessor Office, Nancy RIchards, 786-54] 0 ext 6357
RE. MILL PARK PLACE
1 I do not have comments, and approve of thIS project as submItted.
SIgnature-
2 My comments/recommendatIOns are as follows
Could we please have a copy of the Plat Closure LISt?
Slgnature-~ fJ~
'"
~
CITY OF YELM
PO Box 479
Yelm WA 98597
360-458-3244
NOTICE OF APPLICATION
Mailed on Julv 31.1997
PROJECT NAME AND LOCATION Mill Park Place on the east side of Mill Rd Just south of 104th Ave
SE.
LAND USE CASE PRD-978196-YL
An application submitted by John Huddleston for the above referenced project was received by the City of
Yelm on July 28, 1997 The City has determined the application to be complete on July 30, 1997 The
application and any related documents are available for public review during normal business hours at the
City ofYelm, 105 Yelm Avenue W , Yelm WA for additional information, please contact Cathie Carlson at
458-8408
PROJECT DESCRIPTION The project proposal is for a Planned Residential Development and Preliminary
Plat to develop the site as twelve (12) residential lots with 10 of the lots having zero (0) lot line setbacks.
ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION The applicant
has submitted an environmental checklist.
Additional Information or Project Studies Requested by the City' No additional information is requested
at this time
No preliminary determination of consistency with City development regulations has been made, At
minimum, this project will be subject to the following plans and regulations City of Yelm
Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14 08), Storm water Drainage Design
and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title
(14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program
The City of Yelm invites your comments early in the review of this proposal Comments should be directed
to Cathie Carlson at Yelm City Hall, PO Box 479, Yelm WA 98597
THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON August 15, 1997
This notice has been provided to appropriate local and state agencies, sub-area project list subscribers,
and property owners within 300 feet of the project site These recipients, and any others who submit a
written request to be placed on the mailing list, will also receive the following items when available or if
applicable Environmental Threshold Determination, Notice of Public Hearing and Notice of final Decision
If the proposed project requires a City Council decision, it will be mailed to all those who partiCipate in the
public hearing and to anyone else requesting the decision in writing Additionally, there will be a 15-day
public comment period when the environmental determination is issued Opportunities for appeal occur
within twenty one (21) days after the date the environmental determination is issued City Council decision
can be appealed through Superior Court.
CITY OF YELM PRELIMINARY PLAT OF MILL PARK PLACE P R D
IN /HE NWl/4 OF /HE NW1/4 OF SECTION 30. TOWNSHIP 17 NOR/H. RANGE 2 EAST, W.M.
'-;~C::- - - - - - - - - - - - - - - - - - - - - ~g:?Jl-.:'D~ ~~,~ - - - - - - - - - - - - - - - - - - ---=-T - - N-::nONJO
J FND STONE "'ON I CALC PER SHORT
nm.}AN 1994 I PLAT IN YOt.. 18
I LINE TABLE ~~,
t fIK) BEAR I"'; DISTANCE f 1/2~ IRON PIN WAS
---- FND
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'04TH PLACE: s.c.
l'ElJol. WASHINGTON 98597
LOT NUMBER HOUse OR UNIT NUMBeR
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.. 15529
5 155JI
6 15SJS
7 ISSJ7
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9 155.f.J
10 15607 15609
11 '5615
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65.97
MERlO/AN: PLA T or PARK VIEW RECORDED
UNDeR AF NO. 9"09070J56 IN VOL 27, PAGES 62-65.
S 89'2.....1~ ( 528.00
--------------~oo--------
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VICINITY
MAP
MONUMEN T SET;
SU 2. SURFACE BRASS
DISK W/PUNCH PER
CITY OF YELM STANDARDS
1~ - 1/2 MILE
SCAlL
I
LEGAL DESCRIPTION
PLAT NOTES
/HAT PART OF /HE NOR/HWEST QUARTER OF /HE NOR/HWEST
OUARTER OF SECTION 30. TOWNSHIP 17 NOR/H. RANGE 2 EAST. W.M..
DESCR/BED AS FOllOWS: BEGINNING A T A POINT ON THE WEST LINE
OF SAID NOR/HWEST QUARTER OF NOR/HWEST OUARTER. 254 FEU
NORTH OF ITS SOUTHWEST CORNER; RUNNING THENCE NORTH ALONG
SAlO \>EST UNE 203 FEU MORE OR LESS TO A POINT 863 FEU
SOUTH OF /HE NOR/HWEST CORNER OF SAlO SECTION 30. /HENCE
EAST 664 FEU. SOU/H 203 FEU MORE OR LESS AND WEST 664
FEET TO THE POINT OF BEGINNING. EXCEPDNG THEREFROM THE
WEST 20 FEET FOR COUNTY ROAD KNOWN AS MIU ROAD.
SITUA TfD IN THURSTON COUNTY. STA Tf OF WASHINGTON
AREA OF TOTAL SITE. 3.01 ACRES INCLUDING PLA T ROADS
ZONING. R-4
NUMBER OF LO TS, 12
AREA OF OPEN SPACE. 6664 SO. FT.
PUBLIC ROADS: LENGTH 508 FT.
SMAUEST LOT, 4682 SO. FT.
AVERAGE LOT, 5332 SO. FT.
DENSITY: 4.0 UNITS PER ACRE
I
I I
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ORIGINAL TRACT
ASSESSOR'S PARCEL NO(S)
OWNER/DEVELOPER
NEIGHBORHOOD DEVEWPMENT GROUP
P O. BOX 1206
YELM, WA 9B597
E. TRUE & ASSOC.
LAND SURVEYORS
P. o. BOX 908
YEUI. W A 98597
(360) 458-2B94
22730220700
95-15SHl
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