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Project Review & Correspondence ~r 4IIt ~Aioier qeoerAI ~evelopmeot Joe. POBox 627 Rainier, Washington 98576 (360 )446-3083 February 1,2001 CIty ofYelm Cathy Carlson PO Box 479 Yelm, W A 98597 RE Cullens Estates Cathy, ,/ / We WIll be bmldmg smgle famIly resIdences m Cullens Estates mstead of townhomes as prevIOusly planned, after our research showed that townhomes would not be marketable m that locatIOn. There WIll be no changes to the subdIvIsIOn as submItted. We wIll be adhenng to all the provlSlons ofthe zomng for the approved subdIvIsIOn m domg thIs. I have mc1uded a copy of the prehmmary plat showmg the new bmldmg envelopes that meet the setback reqmrements. If you have any questIOns please let me know Smcerely, #f?~ Dq las Bloom PresIdent, Raimer General Development, Inc City of Yelm 105 Yelm Avenue West POBox 479 Yelm, Washington 98597 (360) 458-3244 July 11, 2000 Mr Doug Bloom Rainier General Development PO Box 627 Rainier, WA 98576 Re Cullens Estates Preliminary Plat Approval, SUB-OO-8250-YL- Notice of Final Decision Dear Mr ~~ On June 14, 2000, the Yelm City Council considered your application for the above referenced project. After review of the Planning Commission's recommendation, public hearing comments and the staff report dated June 6, 2000, the City Council finds that the project, as conditioned below. A. Adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, sidewalks, B That the public use and interest will be served by the platting of such subdivision and dedications, and C The subdivision is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance and the City's Development Guidelines Preliminary Plat approval is valid for five (5) years from the date of City Council approval Upon failure to submit a final plat prior to expiration of preliminary plat approval, no subdivision will be approved without submission and review of a new preliminary plat. Pursuant to Chapter 15 49, Integrated Project Review Process, a Preliminary Plat is a Type IV Permit and can be appealed in Superior Court as set forth in RCW 36 70C , JUDICIAL REVIEW OF LAND USE DECISION The affected property owners may request a change in property tax valuation from the Thurston County Tax Assessor's Office The preliminary plat is approved subject to the following conditions of approval Sewer 1 The proponent shall connect to the City's S T E P System There is an existing 2" line at the adjacent property to the south A connecting four inch line shall be extended across the frontage of the property and across the frontage of Lot 1 of SS 8119 The S T E P System shall be designed to City standards The applicant shall submit final civil plans to the Community Development Department for review and approval e:r 2. The three on-site septic systems and drainfields shall be abandoned to Thurston County Health Department standards and the residences shall be connected to the City's S T E P System The applicant shall be responsible for all cost incurred from the abandonments and the new connections 3 Two Sewer ERU hook-ups have been prepaid for this site ERU connection fees inside the LID are divided into two methods of payment. The LID assessment fee of $1823 15 per ERU is paid on an annual basis for 15 years and the balance of the connection fee, $2,480 (fee subject to change) is payable at time of building permit issuance The LID assessment attached to this property is $36,463 00 At final plat, the assessment will either need to be paid in full or segregated among the developed lots The City is currently establishing LID segregation policy details Water 4 The Proponent shall connect to the City's water system There is an existing 8" water line located on the adjacent property to the south The line shall be extended across the property frontage of the development site and across the frontage of Lot 1 of SS 8119 The on-site water system shall be designed to City standards The applicant shall submit final civil plans to the Community Development Department for review and approval 5 Water ERU's (equivalent residential units) are based on a consumption rate of 240 gallons per day and are currently charged at a rate of $1 ,OOO/ERU (subject to change) inside city limits This fee is payable at time of building permit issuance 6 The applicant shall decommission the on-site well pursuant to DOE standards. The property owner shall sign a Water Rights Dedication Agreement. 7 The applicant shall connect the existing residences on Lots 1 and 3 of SS 8119 to the City Water System All costs incurred with the connection shall be the responsibility of the applicant. 8 All open space areas and planting strips shall have an irrigation system with a separate water meter(s) The applicant shall submit final civil plans to the Community Development Department for review and approval Stormwater 9 The applicant shall design and construct all storm waterfacilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm Best Management Practices (BMP's) are required during construction The applicant shall compile a final storm water report along with construction drawings 10 The applicant shall submit a storm water operation and maintenance plan to the Public Works Department for approval prior to final plat approval 11 The stormwater system shall be held in common by the Homeowners The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities Transportation 12. The street design for the project is a local access residential and shall be included on civil plans The Page 2 of 4 .,.. applicant shall submit final civil plans to the Community Development Department for review and approval 13 The applicant shall be responsible for half-street improvements along the frontage of Cullens Street. The frontage improvements include lane improvements, curb, planter strip, sidewalk, landscape and storm drainage The Cullens Road street section is "neighborhood collector" 14 "Road B" shall be labeled on the final plat map as a future street connection to the adjacent properties. 15 The applicant shall construct a driveway to City standards for tax parcel 1317123110500 The driveway and driveway approach shall be located on "Road A" as shown and included on the final civil drawings Fire 16 The applicant shall submit fire flow calculations for existing hydrants. All hydrants must meet minimum City standards 17 The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval Open Space 18 Tracts A, B, and C shall be preserved as community open space and held in common by the property owners The applicant shall submit a Homeowners Agreement to the Community Development Department for review and approval The Homeowners Agreement shall include provisions for the maintenance and operation of the open space tracts 19 The applicant shall submit a final improvement plan for the open space The plan shall demonstrate compliance with Chapter 14 14050 Setbacks 20 Front yard setbacks shall be those of the underlying district: 15 feet for the house and 20 feet for the garage Front yard setbacks shall comply with the variation requirement of Chapter 17 61 21 To comply with the variation requirement of Chapter 17 61, the rear yard setbacks for Lots 17 thru 20 shall be reduced from 25 feet to 20 feet. Landscaping and Buffer Area 22. The protection and maintenance of the Type I, 15 foot buffer along the western property line shall be provided for in the Homeowners Agreement. 23 The applicant shall submit a final landscaping and irrigation plan for Tracts A, Band C, for the street planters strips and the buffer along the western property line Environmental 24 The applicant shall comply with the mitigation of the MDNS issued on May 10, 2000 Mitigation includes. a The applicant shall mitigate transportation impacts based on the new p m peak hour trips Page 3 of 4 'C:r' ... -. t ~ . generated by the project. The Transportation Facility Charge (TFC) shall be based on 0 60 new p m peak hour trips per townhouse unit. The proponent will be responsible for a TFC of $450 00 per townhouse unit which is payable at time of building permit. b Trees along the western property line within the required 15' buffer shall be protected during construction with construction fencing c. The proponent shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. Subdivision Name and Property Addresses 25 The applicant shall submit another subdivision name The City will forward the name to the Thurston County Records Department for approval 26 Prior to the submission final plat application, the applicant will provide the Building Department with a plat map for addressing General Public Works 27 Per the City of Yelm's Development Guidelines street lighting and interior street lighting will be required 28 The applicant shall submit a grading plan to the Community Development Department for review and approval prior to anyon-site grading If you have any questions or if I can be of further assistance please contact me at (360) 458-8408 Sincerely, ~~~~ Catherine Carlson Community Development Director cc: Candace Cramer, SCA Shelly Badger Tim Peterson Gary Carlson File Page 4 of 4 ,~ City of Yelm Date To From Re 105 Yelm Avenue West PO Box 479 Yelm, Washington 98597 (360) 458-3244 June 6, 2000 Mayor Wolf and City Council Members Cathie Carlson, Community Development Director Cullens Estates Preliminary Plat Approval, SUB-00-8250-YL LIST OF EXHIBITS. Exhibit I - Site Plan Exhibit II - Public Hearing Notice Exhibit III - Mitigated Determination of Non-Significance STAFF REPORT - SUMMARY STATEMENT AND DEPARTMENT RECOMMENDATION. Staff recommends the City Council approve the above referenced project as forwarded by the Yelm Planning Commission which is based on the follOWing Based on the facts of findings presented in the Planning Commission staff report dated May 31, 2000, the public testimony received at the Public Heanng, June 5 2000, and as conditioned below, the Planning Commission has determined the proposal meets all land use codes and development requirements of the City of Yelm and is consistent with the Yelm Comprehensive Plan ~_QW.5!. 2 '3 \lYfl tE![ 4 The proponentshal! connect to the City's S T E P System There is an existing 2" line at the adjacent property to the south A connecting four inch line shall be extended across the frontage of the property and across the frontage of Lot 1 of SS 8119 The S T E P System shall be designed to City standards The applicant shall submit final civil plans to the Community Development Department for review and approval The three on-site septic systems and drainfields shall be abandoned to Thurston County Health Department standards and the residences shall be connected to the City's S T E P System The applicant shall be responsible for all cost incurred from the abandonments and the new connections Two Sewer ERU hook-ups have been prepaid for this site ERU connection fees inside the LID are divided into two methods of payment. The LID assessment fee of $1823 15 per ERU is paid on an annual basis for 15 years and the balance of the connection fee, $2,480 (fee subject to change) is payable at time Gf building permit issuance The LID assessment attached to this property IS $36,463 00 At final plat, the assessment will either need to be paid in full or segregated among the developed lots The City IS currently establishing LID segregation policy details The Proponent shall connect to the City's water system There is an existing 8"water line located on the adjacent property to the south The line shall be extended across the property frontage of the development site and across the frontage of Lot 1 of SS 8119 The on-site water system shall be designed to City standards The applicant shall submit final civil plans to the Community Development Department for review and approval 5 Water ERU's (equivalent residential units) are based on a consumption rate of 240 gallons per day and are currently charged at a rate of $1 ,OOO/ERU (subject to change) inside city limits This fee is payable at time of building permit issuance 6 The applicant shall decommission the on-site well pursuant to DOE standards The property owner shall sign a Water Rights Dedication Agreement. 7 The applicant shall connect the existing residences on Lots 1 and 3 of SS 8119 to the City Water System All costs incurred with the connection shall be the responsibility of the applicant. 8 All open space areas and planting strips shall have an irrigation system with a separate water meter(s) The applicant shall submit final civil plans to the Community Development Department for review and approval Stormwater 9 The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm Best Management Practices (BMP's) are required during construction The applicant shall compile a final storm water report along with construction drawings 10 The applicant shall submit a storm water operation and maintenance plan to the Public Works Department for approval prior to final plat approval 11 The stormwater system shall be held in common by the Homeowners The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities Transportation 12 The street design for the project is a local access residential and shall be included on civil plans The applicant shall submit final civil plans to the Community Development Department for review and approval 13 The applicant shall be responsible for half-street improvements along the frontage of Cullens Street. The frontage improvements include lane improvements, curb, planter strip, sidewalk, landscape and storm drainage The Cullens Road street section is "neighborhood collector" 14 "Road B" shall be labeled on the final plat map as a future street connection to the adjacent properties 15 The applicant shall construct a driveway to City standards for tax parcel 1317123110500 The driveway and driveway approach shall be located on "Road A" as shown and included on the final civil drawings Fire 16 The applicant shall submit fire flow calculations for existing hydrants All hydrants must meet minimum City standards Page 2 of 4 17 The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval Open Space 18 Tracts A, B, and C shall be preserved as community open space and held in common by the property owners The applicant shall submit a Homeowners Agreement to the Community Development Department for review and approval The Homeowners Agreement shall include provisions for the maintenance and operation of the open space tracts 19 The applicant shall submit a final improvement plan for the open space The plan shall demonstrate compliance with Chapter 14 14050 Setbacks 20 Front yard setbacks shall be those of the underlying district: 15 feet for the house and 20 feet for the garage Front yard setbacks shall comply with the variation requirement of Chapter 17 61 21 To comply with the variation requirement of Chapter 17 61, the rear yard setbacks for Lots 17 thru 20 shall be reduced from 25 feet to 20 feet. Landscaping and Buffer Area 22 The protection and maintenance of the Type 1,15 foot buffer along the western property line shall be provided for in the Homeowners Agreement. 23 The applicant shall submit a final landscaping and irrigation plan for Tracts A, Band C, for the street planters strips and the buffer along the western property line Environmental 24 The applicant shall comply with the mitigation of the MDNS issued on May 10, 2000 Mitigation includes a The applicant shall mitigate transportation impacts based on the new p m peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 060 new p m peak hour trips per townhouse unit. The proponent will be responsible for a TFC of $450 00 per townhouse unit which is payable at time of building permit. b Trees along the western property line within the required 15' buffer shall be protected during construction with construction fencing c The proponent shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. Subdivision Name and Property Addresses 25 The applicant shall submit another subdivision name The City will forward the name to the Thurston County Records Department for approval 26 Prior to the submission final plat application, the applicant will provide the Building Department with a plat map for addressing General Public Works Page 3 of 4 27 Per the City of Yelm's Development Guidelines street lighting and interior street lighting will be required 28 The applicant shall submit a grading plan to the Community Development Department for review and approval prior to anyon-site grading A. PROPOSAL Project Applicant: Rainier General Development. Proposal The applicant proposes to subdivide four (4) acres into 24 townhouse lots The proposed plat includes one (1) primary open space tract with one (1) additional tract containing both open space and the plat's stormwater system totaling 0 68 acres Location The project site is located on the west side of Cullens Road just north of the Cullens Road and Coates Ave intersection B. PLANNING COMMISSION ACTION The Yelm Planning Commission held a Public Hearing regarding the proposal on June 5, 2000 After review of the staff report, public testimony and discussion, the Planning Commission recommended the City Council approve the project with the conditions of approval as listed above C. COUNCIL ACTION The City Council may take on of the following actions approve Case tsUB-00-8250-YL as forwarded by the Planning Commission, approve the project with modifications to the conditions of approval, return the application to the Planning Commission for further review, or deny the land use application Page 4 of 4 -~~~~~~~---- - -~~~--~~~/--- Exhibit \- Site plan City of Ye\m 5U8-00-8250-'( \.. May 3'\, 2000 --~ ~ ~ &- ,,~...~l ...~~.t \tin m;;;,- --- - _.......~ ~ ..J<~~--:.:#~..t . 11-v:ll!~ ~p!!!!ns G. ~ <( t\ ~ ~ ,'\ i \. \ 1: \t It ~ ~ \\\\~tl\ \\~.\ \ .\ i b 0 \\ <( n,..\U'lhl\I\\\\h 0 > \01 t, \01 \ I too" too 1\ \ \\Hlt I\i \ \ o '1 ij\ \\\\\hiih\\\\\ 1 \\\ z . \'\ ,t.. ll~" '~\' 'it~ ~ i ~\\ \\\ \~t~\ 'Jf \\\\11 ,\\ i ~ ~~i\j i~a It i il.. \.l ~ ...... ui C) " Z .... .... ....... (f) ill \- ' \ ~ I ~l. \f t~ (f) too It ,~\~ G.f \01 \~\ i ~ ill ~ t\ too ~\\ o ltl \01 .~t \ z \r.\t (/) 0" \.~ 1: ~~\ Z ~ ~i \ :i '\1 ill o 1.\ \ ~~~ '1 \\\. ';)Itl \, \ ...1 \\ ...1 ..~.~ :) ..-\ t) 0" ..,:~ .... ~ "'t 11 ~ Q ...~ 0.. w w.. \ (/) .. u. .. . ..... o ~ ...... ~ ~ ; w Z / ~ ...... u. o :!t .... .... W + Z +..... \ \ \ \h\\\\ \ \ \\ . q .&.~ \Q . "'~ . t" b. ...... 0 ,," *Jt. ll" .. t. '. \ ~ i ,\\.\ . {4 o \ ' ~\ \ \\' : r~ '1 \ \ \i \ I t \ .. \'~~ +'.. \\ \ \ I \ \ \\\ \ \ \ I' \ \. .,,\\ . t. . .i ~ 1> tff t! . f' f I \ '.:1 \ " \" I \\ \\ '\ \ · \ \ \ \ \\ \ \ \ ...... & ....... ... i ' " ' ~;....~.. .........~ .._. .._ ...... ..~.~ ....... .0.-... "Q('t. ""~_ II o :I J. J.. V' , d H n ~ "... +. .... .. k.... +.... ... +..... +.... +.... +. ... Exhibit 11- Public Hearing Notice City of Yelm SUB-00-8250-YL May 31, 2000 NOTICE OF PUBLIC HEARING YELM PLANNING COMMISSION DATE: PLACE. PURPOSE: Monday, June 5, 2000, 4:00 p.m. Council Chambers, City Hall,105 Yelm Ave W., Yelm WA Public Hearing to receive comments on a Residential Subdivision, Case #SUB-00-8250-YL APPLICANT. Rainier General Development PROJECT LOCA nON: West side of Cullens Rd, north of the Cullens Road and Coates Ave. Intersection, Yelm, WA The Yelm Planning Commission will hold a public hearing to receive comments on a preliminary plat application to subdivide four (4) acres into 24 townhouse lots. The Planning Commission will make a recommendation of action the City Council. The City Council will act upon the Planning Commission's recommendation at their June 14, 2000, regularly sched.uled meeting. Testimony may be given at the hearing or through any written comments on the proposal, received by the close of the public hearing on June 5, 2000. Such written comments may be submitted to the City of Yelm at the address shown above or mailed to City of Yelm, PO Box 479, Yelm WA 98597. Any related documents are available for public review during nonnal business hours at the City of Yelm, 105 Yelm Ave W., Yelm WA. For additional infonnation, please contact Cathie Carlson at I! 458-8408. , ~e City of Yelm provides reasonable accommodations to persons 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 f!r/tu (J ~~tt.lt: Ag~ Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, May 26, 2000 Posted in Public Areas: Wednesday, May 24, 2000. Mailed to Adjacent Property Owners: Wednesday, May 24, 2000 Exhibit 11I- Mitigated Determination of NonSignificance City of Yelm SUB-8250-YL May 31,2000 SEPA NO. 8250 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Rainier General Development Description of Proposal: SubOivide four acres into 24 townhouse lots. Location ofthe Proposal. The project is located on the west side of Cullens Rd, north of the Cullens Rd.lCoates Avenue intersection. SectionfT ownship/Range. NE 1/4, Section 24, Township 17N Range 1E, Tax Parcel numbers 21724110502,21724110503,21724110504 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 4321C.030(2Xc). This decision was made after review of a complet~ environmental checklist and other infonnation on file with the lead agency This information is available to the public on request. Conditions/Mitigating Measures: SEE ATTACHED Lead agency. Responsible Official: City of Yelm Shelly Badger, City Administrator Daty of Issue: Conjment Deadline: May 10, 2000 5:00 p.m., May 23, 2000 This Mitigated Determination of NonSignificance (MONS) is issued pursuant to Washington Administrative Code 197- 11-340(2). Comments must be submitted to Catherine Carlson, Community Development Director, at City ofYelm, 105 Yelm Ave. W., P.O Box 479, Yelm, WA 98597, by 5:00 p.m., May 23, 2000. The City of Yelm will not act on this proposal prior to 5:00 p.m., May 3D, 2000. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., May 30,2000. You should be prepared to make specific factual objections. Contact Cathie Carlson, Community Development Director, to learn more about the procedures for SEPAappeals. This MDNS is not a permit .and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Trtle (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. DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley News, Friday, May 12, 2000 Posted in public areas: Wednesday, May 10, 2000 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners, Wednesday, May 10, 2000. Dept.of Ecology w/checklist, Wednesday, May 10, 2000 m{:mO~-An::b um To: From: Date: Subject: Doug Blume ~]}d 9mdace Cramer CathIe CarlsQ)V' June 6, 2000 Cullens Estates PrelImmary Plat - CIty CouncIl ActIOn I have scheduled your prelImmary plat applIcatIOn for City CouncIl consIderation on June 14th at 7 30 P m It IS simply an actIOn Item on the agenda, whIch IS generally a dIscussIOn between CouncIl Members wIth no testimony from the publIc I have enclosed a copy of the staff report that IS bemg sent to the CIty CouncIl If you have any questIOns or concerns please contact me at 458- 8408 ~ .. Pre-Application Meeting June 5, 2000 ***These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the planning and/or public works department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Doug Bloom, Rainier General Development, Inc Project Proposal Subdivide approximately 4 acres into 24 townhouse lots Project Location 9445 Cullens Rd Zoning Moderate Density Residential (R-6), Chapter 17 15 Townhouse Development, Chapter 17 61 Minimum Lot Size - 1600 sq ft with 24' width per unit. Setbacks Front yard - 15' from R-O-W, with a 20' driveway approach Rear Yard - 25' Side yard - minimum 5', total both sides 12' Landscaping Chapter 17 80, Type III and V Traffic SEPA. Type III landscaping provides visual relief where clear sight is desired This landscaping includes street trees and vegetation required with frontage improvements and landscaping to provide an attractive setting and overstory canopy Type V landscaping is required for all storm water facilities A conceptual landscaping plan (show on street cross section) is required with the application for Preliminary Plat. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to final plat approval The City has recently adopted a Transportation Facility Charge (TFC) of I $750 00 per pm peak trip The Ordinance provides a default table that the applicant can use to determine new pm trips generated by the proposed use A townhouse generates 60 pm peak trips per unit. As proposed the TFC charge for each new unit is $450 00 The TFC is payable at time of building permit issuance If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance an analysis prepared by a Traffic Engineer can be submitted to the City for review and consideration Environmental checklist is required '" Yelm School District requires applicants to mitigate impacts to the School District from residential growth Each developer must negotiate an agreement with the School District. In the past mitigation fees for duplexes have been $500 00 per unit and $650 00 for single family residential Open Space All residential developments are required to provide 5%of the gross area in open space or pay a fee in lieu of Open space shall be dedicated and have the following attributes and characteristics 1 Environmental interpretation or other education, 2 Park, recreational land, or athletic fields, 3 Off-road footpaths or bicycle trails, or 4 Any other use found by the City to further the purposes of this chapter Tract A. Open Space. of the existing short subdivision is in ioint ownership of the existing lots. Any changes in ownership. reduction or placement of this open space in another area will require approval from I all property owners in the short subdivision. Other' Thurston County Health Department Review may be required if any wells and/or septic systems are located within 100' of property All wells and septic systems within 100' of the property must be shown on preliminary plat drawings Application/ Process Development of the site as a residential subdivision requires Preliminary and Final Plat Approval, including Environmental Review Preliminary Plat approval requires a public hearing before the Planning Commission with a final decision by the City Council The environmental determination and preliminary plat are reviewed concurrently and can be completed in 12 to 16 weeks Preliminary Plat approval is valid for 5 years Preliminary subdivision approval typically contain conditions of approval that the applicant must complete prior to receiving final subdivision approval or permits for construction Following land use approval the applicant is required to submit civil construction drawings to the Public Works Department for review and approval and satisfy all conditions of preliminary subdivision approval Upon satisfactory completion the applicant submits the final documentation for final plat approval Final Plat approval takes approximately 6 weeks from the time the City receives a completed application packet. City ofYelm 105 Yelm Avenue West POBox 479 Yelm, Washington 98597 (360) 458-3244 Date May 31, 2000 To Planning Commission From Cathie Carlson, City Planner Re Cullens Estates Preliminary Plat Approval, SUBmOO-8250-YL LIST OF EXHIBITS. Exhibit I - Site Plan Exhibit II - Public Hearing Notice Exhibit III - Mitigated Determination of Non-Significance A. PUBLIC HEARING OBJECTIVE. The Planning Commission must determine if the proposed project is consistent with the City of Yelm's Comprehensive Plan and applicable Municipal Code(s) After consideration of the facts and public testimony the Planning Commission must take one of the following actions request additional information from the applicant and/or staff, continue the public hearing or make a recommendation of action to the City Council B. PROPOSAL. The applicant proposes to subdivide four (4) acres into 24 townhouse lots The proposed plat includes one (1) primary open space tract with one (1) additional tract containing both open space 8nd the plat's stormwater system totaling 0 68 acres C. DEPARTMENT ANALYSIS AND FINDINGS. 1 Proponent. Rainier General Development 2 Location The project site is located on the west side of Cullens Road just north of the Cullens Road and Coates Ave intersection 3 Public Notice Notice of the Public Hearing was published in the Nisqually Valley News on May 26, 2000, and posted in public areas on May 24, 2000 The notice was mailed to adjacent property owners and the applicant on March 24, 2000 4 EXisting Land Use. Zoning and Density The site IS vacant and zoned Moderate Density Residential (R-6), Chapter 17 15 The applicant proposes to divide the four (4) acres into 24 townhouse lots In the R-6 District the minimum density is three (3) units per acre with a maximum of six (6) units per acre As proposed the subdivision density is six (6) units per acre and complies with the density requirements within the district. 5 Adiacent Land Uses and Zoninq Properties to the north and south are zoned Moderate Density Residential (R-6), Chapter 17 15 The property to the south is developed, in part, at a R-6 Density and the property to the north is developed at a rural density Property to the east of the site is not in the City limits and is zoned RR 1/5, Rural Residential by Thurston County The property to the west of the site fronts on Killion Road and is zoned Commercial Zone (C-1), Chapter 17 26 and is undeveloped 6 Townhouse Development. Townhouses are an allowed use in the R-6 District and are subject not only to the standard subdivision design requirements but those of Chapter 1761 Lot standards require a minimum lot of 1,600 square feet, with a minimum width of twenty feet. Setbacks are those of the underlying zone with the exception of the front yard Chapter 17 61 requires a 25 foot front yard setback rather than the 15/20 foot setback of the R-6 District. It is proposed that the underlying front yard setback of 15 feet for the house and 20 feet for the garage be applied to the subdivision Also, Chapter 17 61 requires that no more the four abutting townhouses or townhouse cluster shall have a common front building setback. Variation in setbacks shall be at least four feet. It appears that all lots can meet the variation requirements of Chapter 17 61, but in doing so the underlying rear yard setback requirement of 25 feet can not be meet on lots 17 thru 20 It is proposed that lots 17 thru 20 comply with the setback variation requirement and reduce the rear yard setback to 20 feet. 7 Open Space. Chapter 16 14 requires a minimum of five percent of the gross area be dedicated as open space, which is 020 of an acre The open space must provide one or more of the following uses environmental interpretation or other education, park, recreational land, or athletic fields, off-road footpaths or bicycle trails, or any other use found by the City to further the purposes of the open space chapter The ordinance suggests that open space should be dedicated to the City The applicant has shown three tracts as open space for a total of 068 acres Tract A in its entirety classifies for full credit towards open space Tract A represents approximately 0 15 of an acre Tract B is a combination stormwater facility and open space and represents approximately 0 50 of an acre The area used for above ground stormwater facilities does not qualify for open space Tract C, along the entry is a landscaped area of approximately 0 03 of an acre and would not typically qualify as open space Because Tract B is a multiple use and only a portion of it qualifies for open space and Tract C does not qualify at all it is proposed that all three tracts remain in common ownership As proposed the minimum open space requirement is satisfied Conceptually the applicant has indicated open space improvements which include picnic tables, barbecues and sidewalks with benches 8 Schools New residential units create a demand for additional school services and facilities The Yelm School District requests that the developer enter into an agreement with the school district for the payment of mitigation fees based on the project's impact. This request became mitigation of the Environmental Determination 9 Transportation and Site Access. The site frontages on Cullens Road and provides an access to Lot 3 of Short Subdivision 8119 The Cullens Road access to Lot 3 is proposed to be abandoned and two new access are proposed from the Internal streets of the subdivision The Transportation Chapter of the Yelm Comprehensive Plan provides objectives in which the Transportation Plan will be implemented The plan states The objective of the Transportation Plan is to provide a cost-effective network to accommodate travel in and around the core area To accomplish this objective, Yelm will actively purse 1 A connected-streets policy to promote the efficient flow of traffic within the community The Design Guidelines implement the above objective through Section 4B020 4, Design Standards," the layout of streets shall provide for the continuation of existing principal streets in adjoining subdivisions or for their proper project when adjoining property is not subdivided " Also maximum cul-de-sac length allowed is 600 feet. The design of the internal street system is a local access residential street. The street that runs parallel with lots 13 - 20 is proposed to provide future access to the properties to the north and possible the to south of the project site The completed project will increase traffic and impact the City's transportation system Chapter 1540, Concurrency Management, requires all development to mitigate impacts to the City transportation system A townhouse generates 0 60 P m peak hour trips per unit. The Transportation Facility Charge per unit is $45000 and payable at time of building permit. 10 Parkinq. Chapter 17 72, Off-Street Parking and Loading, requires minimum parking ratio of two spaces per unit. The developer is proposing a double car garage for each unit and a driveway approach that can accommodate two vehicles 11 Wastewater The project site is in the Sewer Service Area but is currently not served by the City's STEP sewer system There is an existing 2" line available on the adjacent property to the south The City Sanitary Sewer Plan requires a four inch line along Cullens Road to service the site The adjacent lots (Short Subdivision 8119, Lots 1 & 3) are currently served with on- site septic systems Because of the close proximately of these systems the proposed development is required to either design the subdivision around those systems to ensure the septic systems and drainfields continue to function correctly or abandoned the systems and connect the residences to the City S T E.P System The applicant has elected to abandoned the systems and connected the residences to the City S T E P System The property is located within the Killion North LID District. Two Sewer ERU hook- ups have been prepaid for this site ERU connection fees inside the LID are divided into two methods of payment. The LID assessment fee of $1823 15 per unit is paid on an annual basis for 15 years and the balance of the connection fee, $2,480 (fee subject to change) is payable at time of building permit issuance The LID assessment attached to this property is $36,463 00 At final plat, the assessment will either need to be paid in full or segregated among the developed lots The City is currently establishing LID segregation policy details 12 Water Supply The proposed site is in the City's water service area but is currently not connected to the City's water system There is an existing 8" water line located to the south at the adjacent property line Based on the City's Water Comprehensive Plan the 8" line is adequate for future water service 13 Drainage/Stormwater The completed project will increase impervious surfaces on the site and adjacent streets Impervious surfaces create storm water runoff When uncontrolled and untreated storm water runoff can create health and safety hazards YMC requires all development to comply with the Stormwater Manual for the control and treatment of stormwater runoff The applicant has submitted a Preliminary Stormwater Report that estimates the impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and storage of the stormwater Following preliminary plat approval the City Stormwater Manual requires the developer to submit a final plan consistent with the final impervious calculations for the site Stormwater facilities require continued maintenance to ensure they remain in proper working condition 14 Fire Protection Fire protection is provided by the Thurston County Fire District #2. As development occurs there will be additional demands for fire service 15 Police Protection Police protection is provided by the City of Yelm As development occurs there will be additional demands for police service 16 Street Liqhtinq. Adequate street lighting will be required for this project. 17 Landscaoinq. Landscaping and screening are necessary to promote safety, to provide screening between compatible land uses, to safeguard privacy and to protect the aesthetic assets of the City Chapter 17 80, Landscaping, requires the applicant to provide on-site landscaping for all development proposals The western property line is adjacent to property zoned Commercial (C-1) Chapter 17 80 requires a 15 foot buffer of Type I landscaping along property boundaries which have conflicting zone designations The applicant has submitted a conceptual landscape plan that adequately identifies the type and location of landscaping as required by the code Chapter 17 80 requires that at time of civil plan review and approval the applicant provide the Community Development Department a final landscape and irrigation plan for approval 18 Environmental Review: After review of the environmental checklist and supporting documents, a Mitigated Determination of NonSignificance (MDNS) was issued on May 10, 2000 The comment period expired on May 24,2000 The MDNS is attached as Exhibit III 19 Public Comment. Public comment was received on the Environmental Determination from DOE and the Yelm Community Schools The comments from DOE are incorporated in the City's Development Guidelines and Stormwater Manual as Construction Best Management Practices The comment letter from the School District was included in the environmental mitigation 20 Findings and Conclusion. Chapter 16 12 170 requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant and the conditions of approval below, the staff finds that the subdivision A. Adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, sidewalks, B That the public use and interest will be served by the platting of such subdivision and dedications, C The subdivision is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance and the City's Development Guidelines D. Staff Recommendation Based on the Analysis and Findings in Section C and the Conditions of Approval below, staff recommends that the Planning Commission forward SUB-00-8250- YL to the City Council for approval Conditions of Approval Sewer 1 The proponent shall connect to the City's S T E P System There is an existing 2" line at the adjacent property to the south A connecting four inch line shall be extended across the frontage of the property and across the frontage of Lot 1 of SS 8119 The S T E P System shall be designed to City standards The applicant shall submit final civil plans to the Community Development Department for review and approval 2 The three on-site septic systems and drainfields shall be abandoned to Thurston County Health Department standards and the residences shall be connected to the City's S T E P System The applicant shall be responsible for all cost incurred from the abandonments and the new connections 3 Two Sewer ERU hook-ups have been prepaid forthis site ERU connection fees inside the LID are divided into two methods of payment. The LID assessment fee of $1823 15 per ERU is paid on an annual basis for 15 years and the balance of the connection fee, $2,480 (fee subject to change) is payable at time of building permit issuance The LID assessment attached to this property is $36,463 00 At final plat, the assessment will either need to be paid in full or segregated among the developed lots The City is currently establishing LID segregation policy details Water 4 The Proponent shall connect to the City's water system There is an existing 8" water line located on the adjacent property to the south The line shall be extended across the property frontage of the development site and across the frontage of Lot 1 of SS 8119 The on-site water system shall be designed to City standards The applicant shall submit final civil plans to the Community Development Department for review and approval 5 Water ERU's (equivalent residential units) are based on a consumption rate of 240 gallons per day and are currently charged at a rate of $1 ,OOO/ERU (subject to change) inside city limits This fee is payable at time of building permit issuance 6 The applicant shall decommission the on-site well pursuant to DOE standards The property owner shall sign a Water Rights Dedication Agreement. 7 The applicant shall connect the existing residences on Lots 1 and 3 of SS 8119 to the City Water System All costs incurred with the connection shall be the responsibility of the applicant. 8 All open space areas and planting strips shall have an irrigation system with a separate water meter(s) The applicant shall submit final civil plans to the Community Development Department for review and approval Stormwater 9 The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm Best Management Practices (BMP's) are required during construction The applicant shall compile a final storm water report along with construction drawings 10 The applicant shall submit a storm water operation and maintenance plan to the Public Works Department for approval prior to final plat approval 11 The stormwater system shall be held in common by the Homeowners The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities Transportation 12 The street design for the project is a local access residential and shall be included on Civil plans The applicant shall submit final civil plans to the Community Development Department for review and approval 13 The applicant shall be responsible for half-street improvements along the frontage of Cullens Street. The frontage improvements include lane improvements, curb, planter strip, sidewalk, landscape and storm drainage The Cullens Road street section is "neighborhood collector" 14 "Road B" shall be labeled on the final plat map as a future street connection to the adjacent properties 15 The applicant shall construct a driveway to City standards for tax parcel 1317123110500 The driveway and driveway approach shall be located on "Road A" as shown and included on the final civil drawings Fire 16 The applicant shall submit fire flow calculations for existing hydrants All hydrants must meet minimum City standards 17 The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval Open Space 18 Tracts A, B, and C shall be preserved as community open space and held in common by the property owners The applicant shall submit a Homeowners Agreement to the Community Development Department for review and approval The Homeowners Agreement shall include provisions for the maintenance and operation of the open space tracts 19 The applicant shall submit a final improvement plan for the open space The plan shall demonstrate compliance with Chapter 14 14050 Setbacks 20 Front yard setbacks shall be those of the underlying district 15 feet for the house and 20 feet for the garage Front yard setbacks shall comply with the variation requirement of Chapter 1761 21 To comply with the variation requirement of Chapter 1761, the rear yard setbacks for Lots 17 thru 20 shall be reduced from 25 feet to 20 feet. Landscaping and Buffer Area 22 The protection and maintenance of the Type I, 15 foot buffer along the western property line shall be provided for in the Homeowners Agreement. 23 The applicant shall submit a final landscaping and irrigation plan for Tracts A, Band C, for the street planters strips and the buffer along the western property line Environmental 24 The applicant shall comply with the mitigition of the MDNS issued on May 10, 2000 Mitigation includes a The applicant shall mitigate transportation impacts based on the new p m peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 0 60 new p m peak hour trips per townhouse unit. The proponent will be responsible for a TFC of $450 00 per townhouse unit which is payable at time of building permit. b Trees along the western property line within the required 15' buffer shall be protected during construction with construction fencing c The proponent shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. Subdivision Name and Property Addresses 25 The applicant shall submit another subdivision name The City will forward the name to the Thurston County Records Department for approval 26 Prior to the submission final plat application, the applicant will provide the Building Department with a plat map for addressing General Public Works 27 Per the City of Yelm's Development Guidelines street lighting and interior street lighting will be required 28 The applicant shall submit a grading plan to the Community Development Department for review and approval prior to anyon-site grading C '\MyFiles\CA THI E\8250stfrevised, wpd ~ ~ ll. /' /; <( -==--'(/~ 6' //1 > ~II!'-')" I ~ ,,'" ~ - ~' z ,0 ~~. ~ ---- .........,~I Exhibit 1- Site Plan City of Yelm ----~- ... uj (!) 0:: Z "- ... ~ --- --- -..-... "0001 'A'fIIIl ... NOU:IJlfIQ J." IIlO"," 110 1ft AI JOWl NOU.YlMlSlllolJl Jl'f1lnxrt "" 51 "'" IItU .L'f'MI. A.ALI" ,d].3M I :u v:lU1M:l SlIOJ.lAlInS ~I ~I I, Il ~ II ... I~ o il z ~ ''''+ ... "~+ '" ," '" ~. ~r').+ " " .......- co ..~+- ., ~ 0> ~ g . Cl '~~,a .... () la; :" - ,n:-'- .~-~ ~ ~ i o ~ .....').+ ~ :::t ~ 't- :, lU Z lU i!: "++ U. o :::t ,... r.;.~+ lU Z I = I -1 I <<< ~~l'~__-;~~- ,.;;:- 'C,,,;:&t ~ '.' ....::ac-- ... __ ~-- --:e:& .' ,.. ,. :: :"'+ = ,.- t J -,-.H~,r--.-J)~ -"+ v..- ''''+ ~ .'" O:>NI 'l.H3"d013^3Q l'fl:l]N]O t!]INlYtI IOIS1l'IldIJlUJ' '"OM OJ 1 '~I:l 'N.. il dMJ. 'tt ":)]s 6 H llSS ON NOISI^IOanS 1110HS lV1d 1~NI~I'3~d !~l .. .tle!. ~I ~ II! ~ I II ib ~ ~ ", ~ ~ ii" hA ~ ~ 1'1" ~ '1'1 ~II c ~'11i ~ !I ~l Il~ ~ .; i!i Ila I . ~ Ill, l.t Q i 'I I III '11,lll I . Ilnlll I i II I I! II 'I; . r:1 ~ ~5 * ):( '18 .. ~ +-. l1 .. ~',;,l r,,", . i' , fil II I ,," . :,!l VI ~ I ; i! I I r ~ \I 1".1 ~ ~, ~~ ~ ,\ . I ~l -I ; ~ 'I ~ . lj I I ! r I "p I I Ii I Ii' 1;1 lid i II II III : i I X .. r;~1 , I,) ..L!> oW c$' ,8 d' d' R i!' r I ~ ~. E~ ~~ '"':'"~t;u~~~109l:l' ""'II10Nw,'1I33N'ON3 lOO9-l:6t 09l: f0S96 lJ016"!4SCM >001 3S d1 oJOnbs puopoofA U9 I ! I ! Ii I I I I ~ I II~i~~~i ,;!.l1 .1 <( .11h!lmslmIUuh o ~ ;;;hl!mhn!IIII~1I ...t~:,~~. +,~ \~',;j \, "t; +..~ ""'"1 ....+ ~ 5 ~ .~ !\ +.... <'"" , , I ' 'ft \ I ' _J-- _.-J~ . J--- --'"'(+ : I '+.... II : i ., i '" l - II : ." C\j C'4 "II / : ~ / I , I .. +",- ~~~ -" ~e)a. hl~:t C/) UJ I- ~ C/) UJ C/) 2 UJ .J .J :J o z .' o "; - Ii Ii: " it III ~ ill ~ '\'1 o 'II l'j ~ !il( ~ !.I i ~ m. 5UB-00-8250-YL May 31, 2000 i;: 8- II ~~~I -~S1- ~ ~ s 8- HHI I ! IIi I~, I:l~ ~ ~I!! ... I h o illl ~ NI >- l!!i 5,al! j: I~I~ :) Iii .... \ . nnnn nnnnfn. ....+ -.,-- -'1r..- -,r... +- -+ ~ ~"'+ ~ +.., ~ o '" '\. ,. .' Ottltt . ~UI.W S hmiii:UOB", JdYjSOHYi -iiiMi-:~i " +,,1)... +. ... +'., +. "+ a :/ J 1 'I" 'J d N.": +.. +... .-+ -+ +0... ~~~'\. Exhibit 11- Public Hearing Notice City of Yelm 5UB-00-8250-YL May 31, 2000 NOTICE OF PUBLIC HEARING YELM PLANNING COMMISSION DATE: PLACE. PURPOSE. Monday, June 5,2000,4:00 p.m. Council Chambers, City Hall, 105 Yelm Ave W., Yelm WA Public Hearing to receive comments on a Residential Subdivision, Case tlSUB-00-8250-YL APPLICANT: Rainier General Development PROJECT LOCATION West side of Cullens Rd, north of the Cullens Road and Coates Ave. Intersection, Yelm, WA The Yelm Planning Commission will hold a public hearing to receive comments on a preliminary plat application to subdivide four (4) acres into 24 townhouse lots. The Planning Commission will make a recommendation of action the City Council. The City Council will act upon the Planning Commission's recommendation at their June 14, 2000, regularly scheduled meeting. Testimony may be given at the hearing or through any written comments on the proposal, received by the close of the public hearing on June 5, 2000. Such written comments may be submitted to the City of Yelm at the address shown above or mailed to City of Yelm, PO Box 479, Yelm WA 98597. Any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Ave W., Yelm WA. For additional infonnation, please contact Cathie Carlson at 458-8408 , T~e City of Yelm provides reasonable accommodations to persons 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 !kltU (J 0btd ~ Ag~ Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, May 26, 2000 Posted in Public Areas: Wednesday, May 24, 2000. Mailed to Adjacent Property Owners: Wednesday, May 24, 2000 Exhibit 11I- Mitigated Determination of NonSignificance City of Yelm 5UB-8250-YL May 31,2000 SEPA NO. 8250 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Rainier General Development Description of Proposal Subdivide four acres into 24 townhouse lots. Location of the Proposal' The project is located on the west side of Cullens Rd, north of the Cullens Rd./Coates Avenue intersection. Sectionrr ownship/Range. NE 1/4, Section 24, Township 17N Range 1 E, Tax Parcel numbers 21724110502,21724110503,21724110504 Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21C.030(2Xc). This decision was made after review of a completed environmental checklist and other information on file with the lead agency This information is available to the public on request. Conditions/Mitigating Measures: SEE ATTACHED Lead agency. Responsible Official: City of Yelm Shelly Badger, City Administrator DatEil of Issue: COnJment Deadline: May 10, 2000 5:00 p.m., May 23, 2000 This Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197- 11-340(2). Comments must be submitted to Catherine Carlson, Community Development Director, at City ofYelm, 105 YelmAve. W., P 0 Box 479, Yelm, WA 98597, by 5:00 p.m., May 23, 2000. The City ofYelm will not act on this proposal prior to 5:00 p.m., May 30, 2000. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., May 30,2000. You should be prepared to make specific factual objections. Contact Cathie Carlson, Community Development Director, to leam more about the procedures for SEPAappeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning 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. DO NOT PUBLISH BELOW THIS LINE Published Nisqually Valley News, Friday, May 12, 2000 Posted in public areas: Wednesday, May 10, 2000 Copies to. All agencies/citizens on SEPA mailing list and adjacent property owners, Wednesday, May 10, 2000 Depl. of Ecology w/checklist, Wednesday, May 10, 2000 NOTICE OF PUBLIC HEARING YELM PLANNING COMMISSION DATE PLACE PURPOSE Monday, June 5, 2000, 4 00 P m Council Chambers, City Hall, 105 Yelm Ave W, Yelm WA Public Hearing to receive comments on a Residential Subdivision, Case #SU 8-00-8250- YL APPLICANT Rainier General Development PROJECT LOCATION West side of Cullens Rd, north of the Cullens Road and Coates Ave Intersection, Yelm, WA The Yelm Planning Commission will hold a public hearing to receive comments on a preliminary plat application to subdivide four (4) acres into 24 townhouse lots The Planning Commission will make a recommendation of action the City Council The City Council will act upon the Planning Commission's recommendation at their June 14, 2000, regularly scheduled meeting Testimony may be given at the hearing or through any written comments on the proposal, received by the close of the public hearing on June 5, 2000 Such written comments may be submitted to the City of Yelm at the address shown above or mailed to City of Yelm, PO Box 479, Yelm WA 98597 Any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Ave W , Yelm WA. For additional information, please contact Cathie Carlson at 458-8408 The City of Yelm provides reasonable accommodations to persons 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 a It u fJ 0.bllL.Gf I:!- Agn s Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News Friday, May 26, 2000 Posted in Public Areas Wednesday, May 24, 2000 Mailed to Adjacent Property Owners Wednesday, May 24, 2000 677 Woodland Square Lp SE Lacey, WA 98503 r,o Box 3485 Lacey, WA 98509-3~85 (360) 493-6002 (888) 493-6002 Toll Free (360) 493-2476 Fax May 25,2000 e-mail: sca@scaengr.com Catherine Carlson Community Development Director City of Yelm POBox 479 Yelm, WA 98597 RE Case #SUB-00-8250-YL, Preliminary Plat of Cullens Estates SCA #00017 Dear Ms Carlson This letter has been prepared to address the comments in your letter of May 11, 2000 regarding Cullens Estates preliminary plat application Following are the issues raised and our responses to each The new driveway for tax parcel #217123110500 will need to be constructed in its entirety by the developer Please provide a construction detail for the driveway and the driveway approach Construction detail is enclosed 2. Please clarify why the easement south of Lot 21 is needed , This easement is for existing utilit,ies It can also be used as a secondary access road for the existing house, vyhich contains two living units There were two driveways before the plat of Cullens Estates, and the owner would prefer to ~ave two accesses 3 Please provide a conceptual plan of how the developer will meet the requirements for appropriate open space use The developer plans to install picnic tables, barbecues, and sidewalks with benches The exact layout of the open spacewill be addressed further in the landscaping plan 4 It is unclear where and how many wells and/or on-site septic systems are on the site or within 200 feet of the property Please indicate where they are located within 200' of the property lines and provide a 100' radius around all wells. A revised site plan showing the location of three septic drainfields and two wells and indicating a 100' radius around the wells is attached C I V I L TRANSPORTATION p. LAN N I N G SURVEYING Catherine Carlson May 25,2000 Page 2 5 Which, if any, wells will be decommissioned or will anyon-site septic systems be abandoned? The three on-site septic systems will be abandoned and the two existing adjacent residences will be connected to City S T E P sewer The on-site well will be decommissioned and the home will be connected to City water The off-site well to the north of the site will remain , 6 Will the existing housing on tax parcel 21724110500 or 21724110501 be connected to the City water and/or S T E.P system? If so, please provide a written state.ment from the property owner stating his agreement which indicates who is responsible for all fees and costs associated with a change in service Rainier General Development will be responsible for all fees and costs associated with connecting the existing "home on tax parcel 21724110500 to City water and S T E P system The home on tax parcel 21724110501 will be connected to City water and S T E P system by the owner, Clifford McFall A copy of the written agreement is attached 7 How will the landscape buffer along the western property line be protected from future property owners? Maintenance of the landscape buffer will be addressed in the CC&Rs and will be enforced 'by the homeowners' assoCiation 7 On the Preliminary Plat, under site data, please delete the net density line The net density line has been deleted on the preliminary plat. 8 Please review the setback requirements in Chapter 17 61 040, Dev~/opment Guidelines and amend the building footprints as needed Building footprints are shown on the attached preliminary plat map The front setbacks of the townhouses have been varied in accordance with Chapter 1761 040 G However, in or.der to comply with the setback variation, the rear setbacks on Lots 17-18 and 19-20 become 4 feet less than the required 25-foot minimum We are requesting an administrative variance from the minim'um rear setback for these. four lots Additionally, the front setback in Chapter 1761 040 is indicated as 25 foot minimum Because this minimum requir~ment is inconsistent with other residential districts in the C I V I L TRANSPORTATION PLANNING SURVEYING - ~'Ii~1 ENGINEERING Catherine Carlson May 25,2000 Page 3 zoning code, we believe that the 15-foot front setback shown on the preliminary plat meets the intent of the code " I hope this information satisfies staff's concerns If you have any que'stions or require any additional information, please don't hesitate to contact me Sincerely, SeA Engineering (la%&t!t' ~"/:l2U- Candace Cramer Assistant Planner CVC\ch cc Doug Bloom, Rainier General Development enclosure (f'\text\pf\00017\corres\Carlson051500,doc) C I V I L , T R A'N S P 0 R TAT ION I PLANNING SURVEYING 11III ~'if~1 ENGINEERING iO' PROPOSEO / COt'noUR (I'<P,) EP ./ _ _ ~ fLOV/\..IWE :2-----:: _- = ~---- B~CK Of CURB OR\\IE'I-J po.. 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I ; ",'.1;t~ I I '--'I'~ I : ~",~ i .'1 ofll , I , I .oJ I I , , I, . , .f1 I I' , I I' 1 , RGE. 1 E. W.M. " +of ;;N?,-A T r ~= D ,;. " + -$: + " +y a -t?"'" ., -:.:;. ~ " .,;:. ~ '.:! ! '; + '1" " . 10' ,~ ;; " 8 ,; }l o 9 3. ~ .2 1l !l o " " r, , , I! ~ ' ,t~ , I I :\1 Jt: :1/ 1.1 . 1 tl' I , It.a~ I I ': I II, \"~m\'\ 1 I., ...f:J ~~ I I. I >""~' ~I ,'- " ~+.+4 , . r : '1\, i 20 I ~I a+ ..f ,+ '1" II 8879'4~'_~ ...."'~ ,+ ----.---- of ;:-.;) _/ SDntCE P!U """""""'.......... srwrr UOHT '- 0 T SS ~,"O AF 1:>03-',83 ...- ............... ...-- ~_roa -,- CULLENS ESTATES c:v f -- arv CAI1LE rv f1UJit$r1lL LEGAL DESCRIPTION .,. '\ ~+ SPaT o.ntt l1QlIii pNfCEU 2 AND " AJIf) "fRACr A OF SHOIfT ~ NO. $S-081~ I<:S REClRSJ) N \QJ.IlIlE 27 OF :st-IORT ~ AV1ES <<JD ~ ..u ~ UJrCJfR NJt:I7OfI"S "-Z NC !UUT13Of.M If JHURS10N oaMrr. ~ B f'OfO ~ " <:NfJ/HO>D"- -"""" ED<< d" PA'rOElfl '"".,,- UTILITY NOTE AU SVltFNZ fYA'R.II!S N<<J HrlDtT ~ flLYJ,lQ'tS ~ HDIDJff ~ FE.JJ Lca.1ED N#D ~ sy SCA ~ FeR 1Ht$.5l.R'o€Y. ~ vrvrr lJ<<S SHO'IfW .- BASE11 I.I'(M lm./T'I" AS BtA.T Pl.AHS F'ROII NCCT" SlMIJ 0E1fCT. NlJ f1fQI UWT'l" lOCAR3. _ _ _ _ _ _ _ _ _ _110_ ~ --- rt;;',q.li';;,;;;,~'ik','''''''%'-",',s..'''''i-,'''-,,'i~,,~,$)0,'~1 r; . . , . J r - _."7'7~.,.":7'" ~ ~~:- ~ - ~ ;."'"":"~- -;-.:;-:- ~~-;-~.., &-.......~'__':- 2."...;:...~..;.;.':.i....... ~~"",:;......:....-:.::..;':~-':.:;:.';..:.:.J PA~T CI:#/CKTr GRA"'- ~\tVJ'CINITY ~AP ~~ ~~ ~ i s<IT J~: ~l:!y'~co.~ \ "~f ~~ /~~, '\ ~ ~ NOT TO SOJ.L ~, NOTE N.L E.LS MiD ~ ~ lIf1hWf 2GO Flrf ar 'K BCUIINO"" JHS IWfJMIWfY PLAT N/fE Sl'fC1tIW IOfiM SITE DATA PNfa'}. ..,. =-- -- """"'~ No. L01S: """'" DO<S1'O >e_ _lPT~ _lPT~ A'oC. LOT NfEk MJI~/I&E: S1>EI'O ......,.-.., STIEET """"" 2lllDfN<<JIMlVf: .- ~ ".,. lfIE1'/OE: ""'" ......, ........., 2"2"'~ 2f7241f(l504r tf7f.fUO&J% lH lH ..."""" 24 7f1WIIH(NS€ L07S . rN/AC :u1J M>fES 16IJO SF. (PfR zrM1IIG) un SF. (!IOlW3T!DO ..... !iF. Q.8O w;yD PI.t1UC '.011I ACRES DO I.MEAR FfET (TOTAL) aN rF "'" ......'" P<Xn sa.N> 1JO<'Y' (>Ia/E) >WI 1llD'H<>'E 00. .~, ~y.M:. m.w SCHOClI.. 0IS1RICT o IU/TlCAL DA lUll NGW 1929 Mm<< 5fIfKC " w..9'ER N aJIlEJll..K" a: ltIJI AWML S[ IDfOSS f'ffO/IIl f!JU!iiIHESS .-rH NJaffSS 1fJ1:1-A N<<J 1'S'2-B. (a..J8 ..u:s "" (7 ~ fF SR-5JO ('mJf A'l€.) JIG S>>-S11 ~ ST.) J8If: IKJR7H FUNCC 8l1T (M FR'J.I'IUWITAS~ EJ.EVAJII(W: .Da.d:S SCAl.L: ,"=30 FfrT ~~5 JO ~o BASIS OF BEARINGS SH(JlI!T~SUVAS ~..'lCllAlIf'Z7(y~ PlA~ pAQCS .&llO 11) 46J" ~ OF THUttTON ~TY, ~ ... S => u>- ~:2 z'" W olI(~ !;( !!!5 Co) "-II: -10 Lt. ... -"':2 i ~>-. "'0 ... 0 Co) gj::l ~ ?;zi o lx~z ~"''''- u.... zz > ~~g ~ ~~t3 :) ~g:~ en _~i5 ~ i ~i~ ~ i DI~ ~~& al~ to Z ~ ':!' a:: VI L>.J (/)n 0..0 . ....J '" to o::J Z eO') ~ % o La..... ~ => c: --' c:::r-oNt.O 0- (/)---or---- . ~ .~~ ~ a .2~~J., ~ --g~~~ g:j o Q.. :;:: >------=--- U1 voa z r:::: g~~ g c.D .....J____________ ...l 5 U .._..~ -e} w .~ - " z w -i u 3 ~ W - 0 z ,; N U W Vl SCALE. l' = 3D' JOB: 00017 DATE. 5/26/00 SHEET 1 OF 1 S00017PP.DWG m(;mO~-An2J vm To. From: Date: Subject: Candace Kral1)9" .; CathIe CarlsoHf/ May 15, 2000 Cullens Estates TIm asked me to forward the redhned cIvil drawmgs to you along wIth our comments on the prelImmary plat reVIew The redlmed cIvIldrawmgs must be returned when you submIt your corrections. As I smd m the enclosed letter, most of the redlmed Items can be addressed when you prepare your final cIvil plans. If you have any questions please contact Tim Peterson at 458-8410 or me at 458-8408 $" ~ \ City of Yelm 105 Yelm Avenue West POBox 479 Yelm, Washington 98597 (360) 458-3244 May 11,2000 Janet Kessel SC A Engmeenng PO Box 3485 Lacey, W A 98509-3485 Re Case # SUB-00-8250- YL, Cullens Estates Dear Ms. Kessel The SIte Plan ReVIew CommIttee has completed Its reVIew of the prelImmary plat as reference above. Most of the engmeer's comments can be addressed dunng final cIvIl deSIgn (comment letter dated May 8, 2000 enclosed.) However the followmg Issues need to be addressed to the staffs satIsfaction pnor to schedulmg a pubhc heanng wIth the Plannmg CommISSIOn. The new dnveway for tax parcel #2172311 0500 will need to be constructed m ItS entirety by the developer Please proVIde a constructIOn detail for the dnveway and the dnveway approach. 2 Please clanfy why the easement south of Lot 21 IS needed. 3 Please proVIde a conceptual plan of how the developer wIll meet the reqmrements for appropnate open space use. Chapter 16 14 050(A) Open Space Use reqmres that open space be used for one or more of the followmg: A. EnVIronmental mterpretatIon or other education, B Park, recreational land, or athletic fields, C Off-road footpaths or bIcycle trails, or D Any other use found by the CIty to further the purposes of thIS chapter 4 It IS unclear were and how many wells and/or on-SIte septic systems are on the SIte or WIthIn 200' of the property Please IndIcated where they are located wIthm 200' of the property lInes and proVIde a 100' radIUS around all wells. 5 WhIch, If any wells wIll be decommIssIOned or WIll anyon-sIte septic systems be abandoned? 6 WIll the eXIstIng hOUSIng on tax parcel 21724110500 or 2174110501 be connected to ;f ... b the CIty water and/or S T E.P system? If so please provIde a wntten statement from the property owner statmg hIS agreement whIch mdIcates who IS responsible for all fees and costs assocIated wIth a change m servIce 7 How wIll the landscape buffer along the western property lme be protected from future property owners? 8 On the PrelImmary Plat, under SIte data, please delete the net denSIty lme Pursuant to the Yelm Zomng Code denSIty IS calculate on gross denSIty only 9 Please reVIew the setback reqmres m Chapter 17 61 040, Development GmdelInes and amend the bmldmg footpnnts as needed. If you have any questions please contact me at 458-8408 Smcerely, (JJ~0tLG Glf? Cathenne Carlson Commumty Development DIrector 4 0 ~ . John Knowles & Associates, Inc. POBox 1328 Puyallup, WA 98371-0197 (253) 539-1400 FAX 539-1500 jkacivil@nwrain.com May 8, 2000 Mr Tim Peterson City of Yelm Public Works P 0 Box479 Yelm, WA 98597 Re Cullens Estates Initial Review of Preliminary Plat/Preliminary Drainage and Utilities Plans JKA Project #0006c Dear Mr Peterson. John Knowles & Associates, Inc. has completed the initial review of the Cullen Estates project documents thus far provided by Stephanie Conners We have reviewed the following documents. . Environmental Checklist . Preliminary Plat Map . Preliminary Civil Drawings . Preliminary Drainage Report We have reviewed the design for compliance with City of Yelm Development Guidelines, DOE Stormwater Management Manual, and general standards of civil engineering practice. Based on the level of completion (preliminary) of the submitted documents relative to the City of Yelm Development Guidelines, we consider the design documents to be preliminary; Le., the submitted plans should not be considered final construction documents at this time Our comments are described below' In review of the Preliminary Drainage Report and the preliminary plans, the infiltration system and biofiltration swale sizing calculations do not appear to take into account the offsite area draining to the systems from the existing house that is surrounded by the project. Does the existing house have roof downspout trench systems or does it drain to splash-blocks? The roof area may also need to be counted in the design of the infiltration gallery It is also unclear as to the amount of offsite contributing area to Road 'B' from the southwest. The project engineer should include a basin map in the final drainage report addressing all contributing areas. Sheet P2 - Preliminary Gradinq and Drainaqe Plan There is minimal clearance between the proposed 12" diameter storm pipe in Cullens Road SE to the existing power pole The biofiltration swale is called out and drawn as 160 feet long but the drainage report shows 170 feet required. The final plans should clarify and/or widen the swale appropriately to account for the shorter swale. The final plans should provide details of the proposed clean-outs at the ends of the 24" diameter pipes in the infiltration gallery Final plans should also show the location of the existing septic tank and drainfield. Civil Engineering Project Management Construction Management " '" .. . Mr Tim Peterson May 8, 2000 Page 2 Because of the length of Road 'B' from the intersection with Road 'A' to the south property line, will the Fire Department require a temporary cul-de-sac or other type of temporary turnaround? Sheet P5 - Conceptual Landscape Plan The landscape architect and project engineer should discuss the clearance between the proposed street trees along Cullens Road SE and the proposed 12" diameter storm pipe. There may be a potential for the roots to interfere with the structural integrity of the storm pipe If you have any questions, please contact Scott Danielson or me at (253) 539-1400 Sincerely, JOHN KNOWLES & ASSOCIATES, INC ?~ John Knowles, P E. President enc. (Drainage Report and invoice) ( c:~ekfjles\0006c0508.ltr) FAX TRANSMISSION CITY OF YELM PO BOX 479 - 105 YELM AVE W YELM WA 98597 360-458-3244 FAX. 360-458-4348 A -1)- To: -:J U11 't.1 Fax#: ~3'- "2-+ 7Cp From: Ctcrn(,,--,Cr(~dL--... Date: 5/1 ( 100 Pages: , including this cover sheet. Subject: COMMENTS ~t~ & Pj iJ fi few --:C ~ IZO t- III -htrl{)(fau bJ LI1~h~tULi ~ W<J -Dd'YlS (t-f' (/~ ~ bL C!fli ( dlt---- I(~~ - )fSB - f)40 <?J cft7~~~ ** If you do not receIve all copies or any copy is not legible, please call (360) 458-3244 as soon as possible. ds/c:\office\fonns\fax 3 1.~0~~ ~ ~_' ~V1-'11f~~Q~ ~~ 51t_idP~~~FPJL~~ ' 1- /{t!".;L._~~~cJJ~' {b~~ - - ~~-~-- ~Jjl)~U1)sD-0- ~~:~~ ~ . . t/ LV +0~~~t~Ct:-~~j ..0 V t .,,, ,,1/1..6; G ~ ~pj~~f ()d /~v /_..------ . e..Jv..J.f(P\ \ / - --------- -- -- ---- _........--...../.........- . ..-- _~~ ~ __ ~..--.-_.r-_~ -.r________-......-/ - ___ _~~_~ .1>" " ", _~-cJL \/0/ ~~~~.dIJNG Mt.~~l;!;1~> . IUJ;;; ~dd../lL~' ~. 'lld. ,(j-c; UJL- V~' - AAG 5iI!/ cJrU; -t~~f. rJ~r IS-/ !JifJ/ i /J,,/ ;I' / \ j CITY OF YELM PO Box 479 Yelm WA 98597 360-458-3244 '<::;> rE NOTICE OF APPLICATION Mailed on April 13. 2000 PROJECT NAME AND LOCATION Cullens Estates, west side of Cullens Road just north of the Cullens Road/Coates Avenue intersection. LAND USE CASE SUB-00-8250-YL An application submitted by Rainier general Development for the above referenced project was received by the City of Yelm on April 6, 2000 The City has determined the application to be complete on April 13, 2000 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. PROJECT DESCRIPTION Subdivide four acres into 24 townhouse lots. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION An environmental checklist was submitted with the project application Additional Information or Project Studies Requested by the City' The City has not requested any additional information 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 (1408), 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 APRIL 27, 2000 This notice has been provided to appropriate local and state agencies, 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 14-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. n~~~ PREUMINARY PlAT III SURVEYORS CERTIfiCATE ('If A POlIlftON 01 677 Woodland Square Lp S!: I HU[IY clInn THAt THrs WAr IS AN ACCuAAT( SHORT SUBDIVISION NO SS8119 LaceI' Washing Ion 98503 UPMstKTAT10N "40( IT WI: 011I: UNDU: .,,.. l_~8~' DIRECTION I" rEPUAAY, 1000. ~ ~ 360 493-6002 i~~~ II SEC. 2~. TWP 17 N, RNG. I E, W.W. 360 493-2476 fax _8 q AT rKM:QUlSf or .......Ul.. ..., ..... RAINIER GENERAL O(VELOPWENT INC. ENGINEERING lM. .1IW/SPllRTA IIOH . PWMlG . SUIM"tIIlG --- _.. mil ~~" .::. l" ". f"'~ ~~ .: ~ ~L. In ., ltq . t{j :..' III )' , I , I II '11 I i I ~p I,' """, ....+ '" ~+ "+ '1>'+ ... .... + ~ '" ~+ ./?(i 8 ,p .P ff ,p ~a ot . * . It; nil I ! II H l ! I I i" I I ~ I ' ! ....+ I il~1 i I I;j - , C') ~ . ....+ ~ "'II sl.):( f!l~ 0 1'!llIlIiP ! II q' ill r ,.., w.JJo. .. . ................ ...!.L~ .~.~ .~..... .. ~ .... . \ 0; <0 +....: '" o ~ · c:: +..... 0;. ... ~J!'_ _'lo'L_ __"If_ ...... _'J.'2. +'"~ .... .", +.... ... .....+ .~J'~.... +~-;"... , ~ . Z .... ~~ ....U .....~ OIl +'\.. ~ t ..... rn .... + .. ~ ~ ~" . +'"~ 0 (If II W " i rn z rn .... ~ 0 " (J) rn p ~ 'J ~ ..... .... '" Ol Z ~ . ;JJ G) +...~ !1l NDn" .... ... +....... .rn ~ ~ ....+ () '", C .....+ r- r- 'I!~ c: i III I;j rn qi :! hl~ !: Iii! ~ 2 lilt ~ PI"" I -I 0 (J) II~I 2: I ~I~ PI It!) 0 III ~ rn III -i n~Pl ,I ii (J) ai:' I' -i i~1 I~ 0 ~ " I e; 2: i I ., rn (J) $ ~II ~ J~ i' I iN ~ ~ il! Uz g IS'. u... ~ 5,1 rli;o ~'-' I!:: ~ s "I~ ~GI tl ~ II ~ 'S IISi&jI188!!;:::llilll !!! ;11 'W~ II1I PI o el!el~'~liI5i&lftli.IClll ~ II i l"il8 8~~il K ~ I a I a II i l "' ~ 11 -- PLANT MATERIAL LIST I QTY I BOTANICAL NAME I c;OMMON NAME I SIZE & SPACING I ,-- Ul Ql E I- 13 3 12 Cercidiphyllum japanicum Prunus x yedaensis 'Afterglow Fraxinus americano 'Autumn Aoolaus 2"--(;01., 12-14' Min. HI., B&B 1)" Cal., 8-10: M!n. HI., B&B 2 Cal.. 12-14 Min. HI., B&B Katsura Tree Afterglow' Flowering Cherry Autumn Aoolause' Ash 7 Incense Cedar ., 8-10' Min. Ht., B&B Colocedrus decurrens t= --- -.348- -- -- --- --.. .._ --.--:'-J~~.36 - " ....-----------.3.37~.3-8--t- _____ -------- -----.J -- .J::. 10-Kalsura Tr l' I \ -" / ~-------_ ________ -.3.39---fO o J5' a.c. I \. I \ I I , , / \. I I , 1.........- / I,I I -" ........._ III II \ *1 I 1\ . I I I ~ II I ......... T ACT A I I , -J II I "I I Eodst;".v J I I I C"'l.ttgt,an II , Romain I I // I I I I I ./ I -.347------- I _ I I I I I , I q:, 0} 0 -S- ,t; ,;r ;:- -- - - - ~ L- - - - T1 - - - .J-- - - - ::L - _ . \ - ~----1 \ ( - - . ~ - - - -'- "" , , , ' ~ _un., , ' ~ --- , .... ;J \ I , 16_ I ./ // 2 4 ~I 12-Campact Burning ~I ~~O~~ 100 4-Rod n.....lnp I I ,.. ~_. .. n. . . .~'~'"_ ""_. _ '" , , u' n. '11' I , ,~....- '" ~-,,-.. ., -~ ,-"~ '" _un. " 2 3 , I I 21-G1oss,Y AlleHa 3 I I 1-'-' $It Japan... '" .,,= " ,-,- ' , , , , ~..~. '- '" , , n'n. '11 ChoslHm. I I '" __un. "2 1 47 --------./ I I " I J II I I I I I , o I I 7-lncon... Codar I " ' I 0 30' a.c. I >Il:LL, , " ,,_'_. .." 22 I I I I Heather 02' ' I I I II I I I I ... I I 6-Compact Buml .......... .................... Bush 06. D.C ...... ............ ...... I '----.342--- ' , · ""', "--c341----- ' , ""', -340"------ I ., ., ... ... _ 21 : \ + I \ I \ I \ / , ~ ~-....~---.,J--- ~ ~t!< _./ --------------------------------------- I ~ Glossy Abelia 5 Gal. Cont.. @ 4\' O.C. 5 Gal. Cont., @ 3 O.C. 1 Gar. "Cont., C-Z- -o:e:- - 7 Gal. Cont., @ 6' O.C. 7 Gol. Cont., @ 6' O.C. 5 Gal. Cont., @ 4\' O.C. ...l I 50 Abelia x Qrandiflora .. .~ t'" Bush Red FlwQ. Currant '-- 12 ~v ~r ~~:v 10 11 9 8 5 6 7 t- I-- ~ I-- t- I- I- t- I I s z ~ <( ~ -.J ~ I .. 0.... ~ W 0.... ~ I <( u ~ tIl I t 0 z <( ;~ -.l h ~ I z 0 l- t-' Z (/}(/} I Z~ en ~:n~ ~ affi ~ ....J ~ I II! i!! ~ d z JJ ~O~I '" ' " . III ,,~ ... ~I S CD Q ai~ sS ~~~ ~~ 671lbx1i1ld SIfm 1,1I1 laceJ.1iIlIIiIj1aa !IllrIJ.I (JO}49.l-6lll2 (JO) 49.1-2416 faz .xJIJ MJIIBCR 00017 DRAIfNG NIJI( LOOOl7L 1 R 91CtT 1 OF J mCrf!O~-An2J Urf! To: From: Date: Subject: SPRC CathIe Carlson February 2,2000 SUB-00-8250- YL - Project reVIew schedule for Cullens Estates Attached IS the applIcatIOn packet for the above referenced project. After your ImtIal reVIew of the mformatlon submItted, If you need addItional mformatIOn from the applIcant, please let me know as soon as possible. The followmg IS the tentative reVIew schedule for Cullens Estates. Apnl 13 - Notice of ApplIcation dIstributed - begm 15 day comment penod. May 3 - SPRC envIronmental reVIew Department comments/mItigatIOn reqmrements for EnvIronmental RevIew May 8 - EnvIronmental DetermmatIon Issued by Plannmg Department. Begm 14 day comment penod. May 10 - SPRC project reVIew Department comments/condItions of approval for staff report. May 22 - EnvIronmental DetermmatIOn appeal time expued. May 22 - Completion of Staff report, notice for publIc heanng. June 5 - PublIc Heanng June 14 - CIty CouncIl reVIew and decIsIOn. b2/Bl/2~e6 12 53 425546a818 PACIFICA BANK !'AGE ~2 FQb.19-97 12:36P e1r~baum Law Of~;c. ~06 5~6 ..813 P.oz SETTLEMENT AGR~EMENT l. pMrIES The pa~tles tQ this a.l;p:e~ment are CL:CF"~ Mc:UALL and JAC;:201:LlNE MoFALI.. J U'Omf truOtlLE8'!ON t -KtN ~!\QWN ~t1d LAr.l"AA ~, CAJU{IE ~MtJM, TAAVIS t71MUPA, DENBIl: DREHER, and 'WINDERMERE REAL lS'l'A'l'E. 2 RECITFLS' The e~Qwfi$ ~re purch~5~r ano the MeF~tts are Selle.rs of certain land in Thut"$ton COUIlt:y under a Real E~tata C01'l.tract datec l1e.y 1Q, 199-'1. "'he 8t-Ohon land i.$ adj~ce~t to othQr l~nd owned by the McFalls, whQ wish to sell such land to Huddleston Winder~er~ Rea\ ,stbt~ is the lietinq and selling ag~nt on th~t: t];"9.l;,I,s:~et;i.On. 1'he Browns claim entitlement to continued well and 5eptic ~erv~ce fro~ pOints on ~he adjacent prope~ty by virtue of the Real Estate Cont~act. The McFalls cont~nd that the Brown~ agr~~d ~o abandon such claims and obtain wate~ &hd ~cwe. ~~rvicc from the c~~y of Ye1m when ~ueh ~e~vice was ava~lable. Th~ ex~~t6nce of the Brown claim ~6 a legal 1rnped1~nt to the closing of the transaction between the Hc::Falls and H'QQ.Q.leston. The Mc;:al1s also contend that the BrOWll5 have made unauthorized alteration$ to the propArty prior to maturation or the ~eal ESt&t8 Cont~~c~ in violation of ~ara9~aph 29 of the R9~1 ~5t~te Cont~act. 3 - NO ADMISSION OF WP..ONGDOING Each p~r-ey dispute15 thil O~her'6 contentions, ~nd this agreement shall not be con5ide~e~ as any adrn~~~ion of wronqdo~ng O~ othe~ 1 - SEnLf;MENT A,(;iUfMl;N"r ORIGINAL weZ/B1/2BBe 12:53 425546eSlS PACIFICA BANK Feb-l~-97 lZ~38P Bir~O~um ~.w or~1ce 206 ,,):"0 4813 liability by any pat"ty. compromise onlY. It rouet be con~idered ~15 ~ 4. IN1ENT OF AGREEMENT' It i~ the intent of ~he partie~ to tni~ egre~ent that the ref~r~nced clai~~ be set~led and COl1lprornil5ed com.plet.ely, ~o as to avoid thE! u~ce:-tainty ~nd ~xpens~ of litiqat1on. 5. TERHS OF" AGREE:t:f~ The pa.rties aqree to s9ttle this matter as follows: A. ~h~ B~ownG waive any claim of (urther entitlement t~ continu~d well and/or septic 5c~viee from an~ point on thQ adjEl<;~nt Mcfall property, and. to terl11~nate th.e existing :servicQ upon completion of' connections to city wat~r B~d ~~w~r serviQe. B. McFalls will not be responsible for any CO$t~, f~6$r charges ox aS5eS3ments what$oever aasoc1ated with, or necesl.lary for the Srowns water and sewer cenn~ctions, or the aban~nment of the existing well. Huddl~eton ~hall pay all charges assessed by the City for the 6~own water and ~ewer s~rv~ce connections. C W~nd~rmere ~eal Estate shall pay ~4JOOO.OO f~om it~ r~~l estate sales comrnil$sion on the Mc:eall/Ht:ddleston transaction to Huddleston as paJ:ti~l r~n..rnbu.seIO.ent for: the charges l:'4!lfe.z:enc~d in S8 above D The ~cFalls an~ Hud~Qston agree to proc~ed to clos1ng of the McFall/HuQ~le$ton t~ansaction. E. McFaLls aqree to take no action with t"espect to PaL"agraph 29 of the McFall/E::oVJt'l Real t.state Contract tor any alterations or improvements in 4lxistencl! a:5 of ehe dat!ll the McFalls ha.ve s19ne<:i this settlement agreement. F. McFalls are unde~ no obligation to u~e Huddl~~ton as their Gontracto~ for the lnst~llation of eewer and water line& to lot 1. 2 - SETTLEMENT AGREEMENT - ~A6E 83 P.03 'a2/61/2fl~0 12'53 d25645a818 PtlCIFICA B~NK 206 !S~~ 491~ - PAGE ad P.04 FQb-19-~7 1~=3RP B1~"baUm Law Of~;c. 5, ~N~CEMENT: ThiS agreement ~~ subj~~t to sp.cili~ performance without proof of thQ ifi~d~qu~cy of 199al remedy and may be otherwise e~forc~d as providQd by la...., 'L'hQ prevaUing par;y in any ..ction regardi.ng this ag~e9ment sh~ll be entitled to ra~over all rEla~onable attorna:1' 8 tees and e~'pert witness fOEl$ from the non-pre....aili.ng party. Venue tor any such action shall ~e in Thu~ston County. DA!'~:... "2) 11 / G'fi rJktE: >>- 'i. ) q I"J DA'rE:: 3//1 /9 '/ e:~/1v. /M~ . Ct. ~ ORn Mcfl\LL ~ DA.'It: :3 /h /3.7 , ~ ~ DATS . _3 /1.1. I ., -, DATE: ~ /4 /0/1 / . DAn:: v!6!1-r D1\TE: .3 ~ \ ~ \ ~ 1 I. . DATa: S/LI! 91 ~ J P.N HtJJ;jOLE$ TON (!&l{ffE~~*~ by~ DEBORAH E. DRAPE~ j - SETTL~ AOReEMENT ~2/Bl/2eeD 12 53 a?5545~818 PACIFICA BANK JUN-20-~~ THV 12:3a ~7c~~~~%~~~~r?r D-l~t~ III ~'1PM. ~ Wl~~14."'rtt..M 363 4~ I~~ " .:j PAGe 05 t".w. '~ y ~OD!:NDUM/AMENl>MtN'r TO l"tJl\CIlUE AND SALe AGREEMENT In ,rPSA 'I60S0 nw ~'in! is pitt t1f UIt' ~ Ind $tl61W~ dtt~ M., IC, '996 bstwl'td Oiffard ~ J~ ~ ~') ~ J.M ~lertlod a4J0r adps. f'BuyW'), t't ~ AOWD ~ nm SIJU.lUit A}lt) UtJYD. A.S FOUoOW$ 1 Ten tbovRnd <Mlu. (11~) fn ~ carq.,.1 'OIlIII1!r II ~ ~ OC\ ~ ~ t~ cf JwH: 1m ~ ~ UKlllC1 wifI be fllaik.d ~ r9 ~ 6"0:11 ~ w~ .. ~ ~ purchIH ~ II ~ qr~ lijl'\m ~ W''Ulb tfp!fld adden<hun #Z. J. T1'I6 nJ'Jt I$.t pI;Ylftmt ohlllC ~ a.r ei&far (/.olliff IlId ~mn~. {$"I1.S?) to bt due Cl$S :ful:y 17 I~ ~ dWI mail ~ ~y 19 5dW If~ P O. IOK ~. ~Il, 'WA '"11) 'IbI.1, ~'fJllllht.U W ~ ~~ wtlI daM of ~ Uld ~ lJDt to be mIdl"tlDd ~ ~ ptiw. " .S"ftd Ul101l &I CDW71tt( otft:t $, Qr~ 11I11 s-dt ACr~ '~d6fO. 3. p",rftdfl' ic awv. 01 % dnillfitId entroa.ctl:nrJl\' on hr<<1 4 ~hutr W;U net dtstum VIIs ~ UlIti\ ~ __ It ~ ~r tot. I A:I It Is u~ tb.t UU ~ <If ~ Ita old ~ 41"'"' UIIt U'nU Pmch 1, imt.diJJB 1he no- ~ $1l1tm 1aAlc1 MIl oo~ to Ib. :Ytlm MMr (~ to CIty qf'(wfm tel:llll~,) wlIl ~., the ~enwgf StUrn. Tbt MWtt~lS WlI[ k eQ<tlSIIctelj ~ 3~ days I.!h::J- ~ ~ .~ .k7 VIe~)' Hci~ h}1lf gor S~h,. ~ ~Il Wr loeWC( )}Qohp Oft Pvt'Il j Sdkn.".;n i.Wll1l ~"kl'l!I\l}'ttf of PU'Cel 3. In wrl'rir7& .. to ~ ~ rw 1to*Jp w tlttWU' JlA AI Pfutnl the ~ it !oIl():lIiq Utto ~ po;~ of ~ I>> wl:ll~ lMua ~ OD ~.c, tW,(;f~~iUbjNI1O e~ 5. ~ Wuowlc$ie l!tat t!Iq Mil natiIY. in wtlu/13. ~ owntU or rfl'ed '1 \nd ~&mned aaid ~ llaIlM......n ~4 ~V09t. ~J h Iloaocto-J .ft.ct me dalina ofnk ,,~lwf u ~Ired by tbf Oly l1fYIln, ~ tk.H Mid ~ of'~' llr'ilJ />ll reqund '" ~rU\ect 10 Clt)' otVelm Wlltl' Illbu UAH. turdur. Wefl wVI ~ Mqlllnld 10 ~ Ptrc:ct ) to ~. of Y dbJ '!Yater If uu. tJlA1to liInt tt SeD..., C,IlPet1~ ~ wdl 'fI\lt lliO'l be ~ UlClI ~......t.tt iI,vtUlIlle 10T ~l.(;n.. ~. .6JI cOJWitiollS ~ly ~ Us ~ l'urclwt and SIIe "'5!'~ baY<< bWt'l met by Sea", ad BU)'fl' u ofthls du.. ~ Ikin now J1l'Ot>eed' ~ ~~ rluwQ. ALL Ql'Htla ~ ANt) CQNt1'ITlONS uruld ~ rtlW.lll u~ "----::5?W,-:.~~,"" N'~ ...",~t.d'r:>"A'~~; _ .:/ n(9C ~k ," ~~"""'~ ~q,- ':":f~~~/ ~irl1lj~;;;'{;;:"J ._u"JULlt1J l/ (l(fi.~ -i. I ') .. i.