Project Review.a a
OFFICE OF THE HEARING EXAMINER
CITY OF YELM
REPORT AND DECISION
CASE NO.: SUB-05-0304-YL (part of MPD-05-0067-YL) TAHOMA TERRA
APPLICANT: Tahoma Terra LLC
4200 6th Avenue SE, Suite 301
Lacey, WA 98503
AGENT: SCA Consulting
SUMMARY OF REQUEST:
The applicant is requesting preliminary plat approval to allow subdivision of approximately
42 acres into 126 single family residential lots, 5 commercial tracts and 1 tract for future
townhome development.
SUMMARY OF DECISION:
The request is hereby granted, subject to conditions.
PUBLIC HEARING:
After reviewing Planning and Community Development Staff Report and examining
available information on file with the application, the Examiner conducted a public
hearing on the request as follows
The hearing was opened on December 6, 2005.
Parties wishing to testify were sworn in by the Examiner
The following exhibits were submitted and made a part of the record as follows:
EXHIBIT "1" - Planning and Community Development Staff Report and
Attachments
TAMI MERRIMAN appeared, presented the Community Development Department Staff
Report, and testified that the City had provided proper notice of the hearing. The City
conducted environmental review for the entire Master Planned Community and has
incorporated it into the approval. She then described the traffic improvements. The
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commercial tracts will remain separate until they are served by a road. The development
will have two pocket parks and three acres of parks are to the south, but are not shown on
the site plan. The applicant will construct the internal streets to City standards and
landscaping and street trees will be provided upon home occupancy. Staff recommends
approval. The improvement to the future townhome tract will require a public hearing.
CRAIG STEEPY appeared on behalf of the request and testified that the application is
consistent with the MPC. The preliminary plat simply implements Phase 2 of the MPC.
They have reviewed conditions of approval and agreed to implement them.
No one spoke further in this matter and so the Examiner took the request under
advisement and the hearing was concluded.
NOTE: A complete record of this hearing is available in the City of Yelm Community
Development Department
FINDINGS, CONCLUSIONS AND DECISION:
FINDINGS:
The Hearing Examiner has admitted documentary evidence into the record, viewed
the property, heard testimony, and taken this matter under advisement.
2. Notice of the date and time of hearing was published in the Nisqually Valley News in
the legal notice section on Friday, November 25, 2005. Notice was mailed to
property owners within 300 feet and the site was posted.
3. The City of Yelm Responsible Official issued a Mitigated Determination of
Nonsignificance (MDNS) on May 24, 2005.
4. The applicant has a possessory ownership interest in a 42 acre parcel of property
located west of SR-510 between Berry Valley Road and Longmire Street SE within
the City of Yelm. The applicant requests preliminary plat approval to allow
subdivision of the site into 126 single family residential lots, a commercial tract, and
a future townhome development.
5. The preliminary plat map shows that access to the commercial area will be provided
by an extension of Berry Valley Road which in the future will become Tahoma
Boulevard. The commercial tracts are located to the east of said road The future
townhomes are located to the south of Longmire Street and abut the golf course to
the east. The single family residential portion of the preliminary plat is located
between Longmire Street and Berry Valley Road and to the east of Division 1 of
Tahoma Terra. Access is provided by extension of Longmire Street and four,
internal, Division 1 roads to the west as well as construction of Terra View Street SE
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which will loop from the northern portion of Division 1 to Longmire Street.
6. The site is located within the Low Density Residential (R4-6) classification of the
Tahoma Terra Final Master Plan Development Guidelines. Said classification
authorizes residential single family subdivisions as outright permitted uses and
allows a minimum density of four dwelling units per gross acre and a maximum
density of six dwelling units per gross acre. The applicant proposes a residential
single family subdivision with a gross density of 5.7 dwelling units per acre. The
project proposes an average lot size of 5,000 square feet. The R4-6 zone
classification provides building height, off-street parking, lot access, and setback
requirements which all lots and structures must meet.
7. Chapter 14.12 of the Yelm Municipal Code (YMC) requires new subdivisions to
provide a minimum of 5% of the gross area as usable open space. While the
preliminary plat shows two small pocket parks, a three acre park abuts the south
property line and is part of the overall Master Planned Community (MPC). The MPC
provides approximately 60 acres of open space land which includes Thompson
Creek and its associated floodplain and wetland system. The applicant will enhance
open space areas with park facilities and foot paths. The conceptual and final
master plans require a minimum of one pocket park for every 50 dwelling units or a
combination of pocket parks with a centrally located pocket park serving the
subdivision. As previously found, a larger park is adjacent to the subdivision and the
applicant proposes two pocket parks. The plat makes appropriate provision for open
spaces, parks and recreation, and playgrounds.
8. A mitigating measure in the MDNS requires the applicant to enter a school
mitigation agreement with the Yelm School District. Entry of such agreement will
ensure appropriate provision for schools and school grounds.
9. The applicant has elected to use City street standards for all interior residential
streets within the subdivision. The applicant will construct all streets to the local
access standard which includes two, 11 foot wide, travel lanes; two, seven foot
wide, parking lanes; concrete, rolled edge curb and gutter; six foot wide, planter strip
with street trees 35 feet on center; five foot wide sidewalk on one side of the street;
and streetlighting. The applicant will dedicate all streets to the City upon final plat
approval. The subdivision provides for continuation of streets to adjoining
subdivisions by extending Berry Valley Drive to the north property line and providing
for a continuation of Tahoma Boulevard to the west. The preliminary plat map
shows a street grid system and continuation of all streets throughout the MPC. The
preliminary plat will comply with the City's transportation facility charge and will also
construct traffic improvements required by the MDNS issued for the MPC. The
preliminary plat makes appropriate provision for streets, roads, alleys, and other
public ways.
10. The City of Yelm will provide both domestic water and fire flow to the site and the
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applicant will decommission any existing water wells pursuant to Department of
Ecology (DOE) standards. The applicantwill assign/dedicate water rights associated
with said wells to the City which shall use said water to supply Phase 2. The
applicant will also use reclaimed water from the City's wastewater treatment plant
for irrigation, decorative fountains, street cleaning, dust control, fire fighting and
other uses with the exception of public consumption. The City will also provide
sanitary sewer service to each lot. The preliminary plat makes appropriate provision
for potable water supplies and sanitary waste
11. The applicant will design the stormwater drainage system to City standards as set
forth in the 1992 Department of Ecology stormwater Manual. Said standards require
all development to both treat and control stormwater. The conceptual design
provides both treatment and infiltration and includes low impact development
technologies for stormwater treatment to include rain gardens. The City has
reviewed the conceptual report and finds it appropriate. The plat makes appropriate
provision for drainage ways.
12. The applicant will construct sidewalks on at least one side of internal plat roads and
will provide adequate streetlighting to include street lights at internal street
intersections and pedestrian scale lighting along internal portions of residential
streets. The plat makes appropriate provision for safe walking conditions.
13. The applicant will comply with all City landscaping standards and has proposed a
street tree planting plan which incorporates such requirements. The applicant will
landscape the open space areas and stormwater facilities and provide Type 2
landscaping or a fence around the perimeter of the site.
CONCLUSIONS:
The Hearing Examiner has jurisdiction to consider and decide the issues presented
by this request.
2. The proposed preliminary plat makes appropriate provision for the public health,
safety, and general welfare for open spaces, drainage ways, streets, roads, alleys,
other public ways, transit stops, potable water supplies, sanitary waste, parks and
recreation, playgrounds, schools and school grounds, and safe walking conditions.
3. The proposed subdivision is in conformity with the Low Density Residential zone
classification of the Tahoma Terra Development Guidelines.
4. All public facilities impacted by the subdivision are adequate and available to serve
the development.
5. The project is within the City's sewer service area and said system has capacity to
serve all lots.
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6. The proposed preliminary plat will serve the public use and interest by providing an
attractive location for a single family residential subdivision and by helping
implement the Tahoma Terra Master Planned Community and therefore should be
approved subject to the following conditions:
The conditions of the Mitigated Determination ofNon-significance are hereby
referenced and are considered conditions of this approval.
2. Each dwelling unit with the subdivision shall connect to the City water
system. The applicant has provided to the City a "Water Right Conveyance
and Right-of-Entry Agreement". This conveyance establishes the water
connection fees
3. The existing wells shall be abandoned per Washington State Department of
Ecology standards Any water rights associated with the well shall be
deeded to the City of Yelm.
4. All conditions for cross connection control as required in Section 246-290-
490 WAC.
5. Each dwelling within the subdivision shall connect to the City S.T.E.P. sewer
system. The connection fee and inspection fee will be established at the
time of building permit issuance. Existing septic systems shall be
abandoned per the Thurston County Department of Health standards.
6. The applicant shall connect to the City's reclaimed water system. All
irrigation systems for planting strips and required landscaping located within
any open space, stormwater tracts, and the Boulevard shall be served by an
irrigation system utilizing reclaimed water where available. The civil plans
shall identify proposed reclaimed water lines, meters, and valves.
7. The applicant shall provide a final landscape and irrigation plan for this
subdivision as a part of civil plan submission. Landscape plans shall meet
Chapter 17.80 YMC, or as amended in the Final Master Plan approval.
8. The applicant shall provide for a minimum of one "pocket park" for every 50
dwelling units, or a combination of "pocket parks", with a centrally located
larger park, serving the proposed subdivisions, and the completion of the
proposed open space area located at the southwest end of Longmire Street.
9. The applicant shall pay a mitigation fee for a replacement police station,
which is $310 per housing unit.
10. The applicant shall pay a fire protection impact fee. The impact fee for 2006
is $0.216 per sq. ft. of new development.
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11. The applicant shall design and construct all stormwater facilities in
accordance with the 1992 DOE stormwater Manual, as adopted by the City
of Yelm, and as amended in the Final Master Plan Approval. Best
Management Practices (BMP's) are required during construction.
12. The final stormwater plan shall be submitted with civil engineering plans and
shall include an operation and maintenance plan.
13. Storm water facilities shall be located in a separate recorded tract owned and
maintained by the homeowners association.
14. All roof drain runoff shall be infiltrated on each lot utilizing individual dnrwells
15. The stormwater system shall be held in common by the Homeowners
Association. The Homeowners Agreement shall include provisions for the
assessment of fees against individual lots for the maintenance and repair of
the stormwater facilities.
16. The applicant shall submit a fire hydrant plan to the Community Development
Department for review and approval as part of the civil engineering plans
prior to final subdivision approval.
17. The applicant shall submit fire flow calculations for all existing and proposed
hydrants. All hydrants must meet minimum City standards.
18. The applicant shall be responsible for the installation of hydrant locks on all
fire hydrants required and installed as part of development. The applicant
shall coordinate with the Yelm Public Works Department to purchase and
install required hydrant locks. Hydrant lock details shall be included in civil
plan submission.
19. Street lighting is required. Civil plan submittal shall include a lighting design
plan for review and approval.
20. Prior to the submission of final plat application, the applicant will provide the
Community Development Department an addressing map for approval.
21. The final plat application shall show the neighborhood commercial area as
one tract for future commercial development.
22. The applicant shall provide a performance assurance device in order to
provide for maintenance of the required landscaping for this plat, until the
tenant or homeowners' association becomes responsible for landscaping
maintenance. The performance assurance device shall be 150 percent of the
anticipated cost to maintain the landscaping for three years.
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DECISION:
The request for preliminary plat approval of Tahoma Terra Division 2 is hereby granted
subject to the conditions contained in the conclusions above.
ORDERED this 22nd day of December, 2005.
STEPHEN K. CAUSSEAUX, JR.
Hearing Examiner
TRANSMITTED this 22nd day of December, 2005, to the following:
APPLICANT: Tahoma Terra LLC
4200 6t" Avenue SE, Suite 301
Lacey, WA 98503
AGENT: SCA Consulting
OTHERS:
Doug Bloom
P.O. Box 627
Rainier, WA 98576
City of Yelm
Tami Merriman
105 Yelm Avenue West
P.O. Box 479
Yelm, Washington 98597
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CASE NO.: TAHOMA TERRA DIVISION 2SUB-05-0304-YL (part of MPD-05-
0067-YL)
NOTICE
1. RECONSIDERATION: Any interested party or agency of record, oral or
written, that disagrees with the decision of the hearing examiner may make a written
request for reconsideration by the hearing examiner. Said request shall set forth specific
errors relating to:
A. Erroneous procedures;
B. Errors of law objected to at the public hearing by the person requesting
reconsideration;
C. Incomplete record;
D. An error in interpreting the comprehensive plan or other relevant material; or
E. Newly discovered material evidence which was not available at the time of
the
hearing. The term "new evidence" shall mean only evidence discovered after the hearing
held by the hearing examiner and shall not include evidence which was available or which
could reasonably have been available and simply not presented at the hearing for whatever
reason.
The request must be filed no later than 4:30 p.m. on January 4, 2006 (10 days from
mailing) with the Community Development Department 105 Yelm Avenue West, Yelm, WA
98597. This request shall set forth the bases for reconsideration as limited by the above.
The hearing examiner shall review said request in light of the record and take such further
action as he deems proper. The hearing examiner may request further information which
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shall be provided within 10 days of the request.
2. APPEAL OF EXAMINER'S DECISION: The final decision by the Examiner
may be appealed to the city council, by any aggrieved person or agency of record, oral or
written that disagrees with the decision of the hearing examiner, except threshold
determinations (YMC 15.49.160) in accordance with Section 2.26.150 of the Yelm
Municipal Code (YMC).
NOTE: In an effort to avoid confusion at the time of filing a request for
reconsideration, please attach this page to the request for reconsideration.
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4~~~ T~A~ City of Yelm
_ ;
°' _ ~' Community Development Department
105 Yelm Avenue West
_ ~-' =~ ~~ P.O. Box 479
YELM Yelm, WA 98597
WASHINGTON
NOTICE OF PUBLIC HEARING
YELM HEARING EXAMINER
DATE: Tuesday, December 6, 2005, 9.00 A M
PLACE City Council Chambers, City Hall
105 Yelm Ave West
Yelm, Washington
PURPOSE: Public Hearing to receive comments regarding the following application:
Case Number SUB-05-0304-YL (Tahoma Terra Division II). A proposal by Tahoma Terra LLC to
subdivide approximately 42 acres into 126 residential lots, a commercial tract, and a tract for future
townhome development on property located at the west end of Longmire Street SE. This
subdivision request is part of the Tahoma Terra Master Plan Development MPD-05-0067-YL
The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposal.
The Hearing Examiner will make a decision on the matter within 10 days after the hearing
Testimony may be given at the hearings or through any written comments. Comments must be
received by the close of the public hearing. 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 Tami Merriman at
(360) 458-3835
The City of Yelm provides reasonable accommodations to persons with disabilities If you need
special accommodations to attend or participate in this hearing, call the City Clerk, Agnes Bennick,
at (360) 458-8404, at least 4 days before the meeting
ATTEST.
City of Yelm
Agnes Bennick, City Clerk
DO NOT PUBLISH BELOW THIS LINE
Published in the Nisqually Valley News: Friday, November 25, 2005.
Posted in Public Areas Monday, November 21, 2005.
City of Yelm
V`/ . \~~ Community Development Department
'°~• ~"~, - PO BOX 479
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~~~ '' ' ~~~~ YELD1, WA 98597
Y E L M 360-458-3835
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NOTICE OF APPLICATION
Mailed on September 26, 2005
PROJECT NAME AND LOCATION: Tahoma Terra Division 2
14848 Longmire
LAND USE CASE: SUB-05-0304-YL
An application submitted by Tahoma Terra LLC, 4200 6`" Avenue SE, Suite 301, Lacey, WA 98503, for
the above referenced protect was received by the City of Yelm on September 21, 2005 The City has
determined the application to be complete on September 26, 2005 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 the Community Development
Department at 360-458-3835
PROJECT DESCRIPTION: 127 single family lots, 5 commercial tracts and 1 tract for future
townhome development consistent with the previously approved Final Master Plan (MPD-05-0067-YL)
ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: None
These were previously submitted with the Master Plan Development application.
Additional Information or Project Studies Requested by the City:
None
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 YMC, Critical Areas Ordinance Chapter 14 08 YMC, Storm Water
Drainage Design and Erosion Control Manual (DOE), International 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 Tami Merriman, Community Development Department, P O Box 479, Yelm WA 98597, 360-
458-3835.
THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON OCTOBER 11, 2005.
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 if an
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 Appeals of site plan review decisions may be filed within 14 days of Notice of Final
Decision.
I \SUE3 Full Plat Subd~~ ision~0>-U;O.i Tahoma Terra Dn _'~Nouce of Application doc
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~ P.O. Box 479
-- Yelm, WA 98597
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- _ _ (360) 458-3835
M_,~ (360) 458-3144 FAX
Memorandum
To: SPRC
From: Roberta Allen, Administrative Assistant
Date: September 26, 2005
Re: SUB-OS-0304-YL -Project Review Schedule for Tahoma Terra Division 2
Attached is the application packet for the above referenced project. After your initial review of the information
submitted, if you need additional information from the applicant, please let me know as soon as possible. The
following is the tentative review schedule for the project.
September 26, 200 -Notice of Application distributed -begin 15 day comment period.
October 19 and October 26 -SPRC project review. Department comments/conditions of approval for staff
report
Complete Staff report for public hearing.
Public Hearing Notice to Paper/Mailing/Post site. (publish 10 days prior to hearing)
Public Hearing in front of Hearing Examiner (try to schedule first Monday of the month)
Hearing Examiner approval completed
I \SUB Full Plat Subdrvis~on\0~-0304 Tahoma Terra Drv 2\Pro~ Rev Date Memo doc
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~'/ \~"V Community Development ~ j j ~C.i `=
_ ` ~ Depati'•tment ~ - ~~ - ~ ~ ~ / ~~ _`__
`~' ~ APPLICATION FOR ~~ -,`~ -
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. Y E LM } PRELIMINARY PLAT 'r "~ ' ` ~ ~ j `
Fee $750 00 plus $25 00 per lot ~-~~I l f-'-
(In addition, any professional service charges ~ ~ ~ ;~t ~,. j ~ I j-
per Resolution #358) - `- - ))
NOTE: ALL CURRENT AND DELINQUENT TAXES MUST BE PAID PRIOR TO APROVAL. - ~ -,_ ~~--„~ „-, ,,_
(ASSESSOR CAN PROCESS A SEGREGATION FOR PROPERTY ASSESSMENT PURPOSES-1
A preliminary plat is a request to subdivide property into five or more lots for the purpose of residential,
commercial, or mdustnal development A preliminary plat is reviewed by the City's staff, Hearing
Examiner and City Council for conformance with City subdivision standards and other regulations The
Heanng Examiner will hold a public hearing after notifying neighbors and other agencies The plat
cannot be approved unless appropriate provisions have been made for public facilities, such as roads,
sewer and water Preliminary review vwll usually take about 90 days If preliminary approval is
granted, a final surveyed plat must be presented within five (5) years with appropriate arrangements for
all improvements
NAME OF PROJECT Tahoma Terra n i v _ ~
APPLICANT Tahoma Terra LLI'
Malling Address 4200 6th AVPn71P ~~'. Suite 391
Clty, State and Zlp T, a ~.p-~ WA a g ~ g 3
Telephone 369.~g3 s 6992 EMAIL sl~f~Gl ramai 1 ~.nm
OWNER Tahoma Terra T,T,('
Malling Address 4200 6th AvPmta ~F Suite 391
Gty, State and Zlp Lacey, WA 98503
Telephone 360.493.6002 EMAIL slc(~slcemai 1 _com
ENGINEER/ARCH/TECT/OTHER SCA
MadmgAddress 4200 6th Avenue SE, Suite 3(l1
City, State and Zlp Lace, WA 9 R S 0 "~
Telephone 360. 493. 6002 EMAILslc@sl c-r~mai 1 _ ~-nm
SUMMARY OF REQUESTl7 7 Sal as F a, m ; 1 y rT.,~, t~
5 commercial TrartS and 1 traet €9~' ~t~t>~r®
TOWIlh(~mP T~PVaI nnamanf- r~G~-1-?S~S~ ~7~~~'3 ~hE
previosl Y a~= rnvPrl Final MaGi'Pr Plan
PROPERTY DESCRIPTION
General Location Ta~oma__ Terra i~~IPC ~1.~;~~: t'~~r:~`~brv °~r1 „Annex
Site Address 1 4 8 4 8 Loncfmi re Land Area (acres) + / _ LJ'-
Sectlon 24 Township 1 Irv Range 1 E
Assessor's Tax Parcel Number 21 7 2 434-01 ~ ~
Full legal description of subject property (attach separate sheet if necessary)
SEE Attached
I affirm that all answers, statements and information contained in and submitted with this application
are complete and accurate to the best of my knowledge I also affirm that I am the owner of the
subtect site or am duly authorized by the owner to act with respect to this application Further, I grant
permission from the owner to any and all employees and representatives of the City of Yelm and other
governmental agencies to enter upon and inspect said property as reasonably necessary to process
this application I agree to pay all fees of the city that apply to this application
Signed Date
f05 Yehn Avenue Rest (360) A58-3835
PO Box J79 (360) -f56-31 f-f FA.Y
3elm, WA 98597 un~u.ci ~elrn u~a us
SEP 2 1 2005
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PLEASE ANSWER THE FOLLOWING QUESTIONS
ATTACH EXTRA PAGES IF NECESSARY
1. Do the subdivision's lot sizes, proposed use, etc ,conform with the zoning of
the property Please explain Yes the Lot sizes are
Consistent with the approved Final Master
Plan
2 Are any provisions proposed to minimize conflicts with neighboring land uses
Describe YPC T anr~crar,o anri nr,t~n _Sn~r•o 1-,,,florin
nrnnncer~ }-,A~-„AC~n r,rnr,ncAra nnmmorni ~ 1 "Se
^-~ Pxi ci-i nrr rr~ci ~oA~~~~ 1:lS~S
3 Is the site within 300 feet of any "critical areas" such as wetlands or streams?
_ Yes, The ,p]~t ~i~,s-Bd~ r~cPnt ~.G~ Them= Grin __
Creek anc~ it s associated wetlands.
4 What provisions will be made for water supply?_c~; t7 g_t Y~,1-FU-~~^ur E
-New n; G;-r; h„~}~~} STst=et~} -
5 What provisions will be made for sewage C'i t~J of vP 1 m anti
new collection GYGfiPm
6 What provisions will be made for storm water and/or flood control
Onsite control ant; C'rnl,nrl Watnr Ro~},~r;~
7 What provisions will be made for streets, access and/or buses
NPw stYeets-, eVistin~ street-~gg~~di--s
mi ; rat i nn anr3 f-raf f 1C 3~rs1p~6~ fees
8 What provisions, if any, will be made for open space and/or recreation~_
over 60 A r G of C)~Pn Ci ar"e j,g nrn,-,ncc~
9 What provisions will be made for schools and school children?
SC~'1001 mit; C~af ; nn fPP anr3 ~rhnnl h„c c~gpc,,
ATTACCHMENTS:
' tt%~j % Environmental Checklist (including $150 00 fee )
' ~r~/,~ Trapsportation Impact Analysis (if applicable )
ist of Property Owners within 300 feet (include Assessors Tax Parcel numbers and map )
~/2 X 11 vicinity map showing nearby property, streets, land uses, streams and other features
Vlap showing location and size of water mains, sewer, storm water facilities and other utilities
and points of connection to existing systems
1~ mary Storm water Report and conceptual drawing
ogy of any covenants or restrictions that will apply
railing plan for cuts and fills over 100 cubic yards
copies of preliminary plat drawing(s), per YMC Section 16 12 030, not larger than
18" 4" See attached checklist for required features and information
reduced size copy of the plat not larger than 11"X17"
ee and Vegetation Preservation Plan, per section 14 16 110
/OS }elm Avenue Wes( (1fi0) f58-183./
PO Bo, !79 (1 G0) a58-3 J f4 F.4X
}elm, }i'.4 98597 uv,~u.crnelrn un us
~~,
SEP 2 ~ z~05
YELM COl~'IlVIU1vITY SCHOOLS
Where all students can learn and grow
Erlm~ Birkland
Director of Facilities
September 27, 2005
Mr. Grant Beck
Community Development Director
City of Yelm
PO Box 479
Yelm, Washington 98597
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REuSU_B,05~.0304-YL- - --'
CTahoma Terra-Div: 2~--~ 1
Dear Mr. Grant:
Yelm Community Schools requires mitigation agreements for all subdivisions.
Please include the mitigation provision as part of the SEPA requirements.
Should you have any questions please call me at 458-6128.
Sincerely,
.-]
li M. kland
Facilities Director
Yelm Community Schools
YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS
107 First Street North, P O Box 476, Yelm, Washington 98597, (360) 458.6128, FAX (360) 458-6434
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~~°fT~p~~ City of 'elm
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Community Development Department
105 Yelm Avenue West
`~ P.O. Box 479
`~-`- -~ Yelm, WA 98597
YELM
WASHINGTON
Case Number SUB-05-0304-YL (part of MPD-05-0067-YL)
Proponent. Tahoma Terra LLC
Agent: SCA Consulting
Request: Subdivide approximately 42 acres into 126 single family residential
lots, 5 commercial tracts and 1 tract for future townhome
development.
Recommendation: Approval with conditions
Exhibit I: Site plan dated September 2005
Exhibit II: Notice of Application & Comment Letters
Exhibit III: Public Hearing Notice
Proposal
This report is for a preliminary plat of 126 single family units, a commercial tract and a tract for
townhome development on approximately 42 acres.
The proponent received approval of a Conceptual Master Plan Development of approximately 220
acres, and Final Master Plan approval for this portion of the property. Included in the Final Master
Site Plan is the completion of commercial space and developed open space
Property Characteristics
The property is located at the west end of Longmire Street in the Southwest Annexation Area The
property subject to this preliminary plat application is identified by Tax parcel number 21724310100.
Notice of Application and Public Hearing
Notice of this application was mailed to state and local agencies, and property owners within 300
feet of the project site on September 26, 2005.
Notice of the date and time of the public hearing before the Hearing Examiner was posted on the
project site, mailed to the owners of property within 300 feet of the project site, and mailed to the
recipients of the Notice of Application and SEPA Determination on Tuesday, November 21, 2005
Notice of the date and time of the public hearing was published in the Nisqually Valley News in the
legal notice section on Friday, November 25, 2005.
a
Concurrency
Chapter 15 40 YMC requires the reviewing authority to determine that required urban infrastructure
is available at the time of development
Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1) YMC when
the project is within an area approved for sewer pursuant to the adopted sewer comprehensive plan
for the City and improvements necessary to provide City standard facilities and services are present
to meet the needs of the proposed development
Concurrency with water infrastructure is achieved pursuant to Section 15.40 020 (B)(2) YMC when
the project is within an area approved for municipal water service pursuant to the adopted water
comprehensive plan for the City and improvements necessary to provide city standard facilities and
services are present.
Concurrency with transportation infrastructure is achieved pursuant to Section 15.40 020 (5)(c) YMC
when the project:
Makes on-site and frontage improvements consistent with city standards and roads
necessary to serve the proposed project consistent with safety and public interest,
Makes such off-site facility improvements, not listed on the capital facilities plan, as are
necessary to meet City standards for the safe movement of traffic and pedestrians
attributable to the project;
Makes a contribution to the facilities relating to capacity improvements identified in the
adopted Six-Year Traffic Improvement Program, in the form of a transportation facility
charge.
Concurrency with school infrastructure is achieved when the proponent provides a letter from the
local school district that the school faalities impacted by the proposed development are present, or
are on an approved and funded plan, to assure that faalities will be available to meet the needs and
impacts of the proposed development.
State Environmental Policy Act
The City of Yelm SEPA Responsible Official issued a Mitigated Determination of Non-significance
based on WAC 197-11-158 on May 24, 2005 This determination is final and fulfils the City's
responsibility for disclosure of potential, s~grnficant environmental impacts. The Hearing Examiner
may take action to deny or condition the proposal based on impacts identified m the environmental
checklist or other environmental documents.
The Mitigated Determination of Non-significance was issued with the following conditions
• The developer shall mitigate transportation impacts through the payment of a transportation
faality charge (TFC) pursuant to Chapter 15 40 YMC The fee shall be paid at the time of
building permit issuance.
The applicant shall be responsible for the following transportation improvements:
o Prior to the final subdivision approval of any lots the applicant shall reconstruct Longmire
Street to a modified collector standard from the proiect entry to Yelm Avenue West (SR
510).
o Prior to the approval of any development permit (including a final subdivision) which
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includes the 90th peak P.M. trip generated from the project, the applicant shall construct
a center left-turn lane on Yelm Avenue West (SR-510) at the Longmire Street
intersection with sufficient storage to serve the anticipated traffic volumes generated by
the project.
o Prior to the approval of any development permit (including a final subdivision) which
includes the 513th peak P.M. trip generated from the project, construction of the Killion
Road Boulevard extension from the property to Yelm Avenue West (SR-510) along with
the realignment of Killion Road, a traffic signal, and left turn lanes on all four legs of the
intersection with sufficient storage to serve the anticipated traffic volumes generated by
the project.
o Prior to the approval of any development permit (including a final subdivision) which
includes the 1,100th peak P M. trip generated from the project, reconstruct Mosman
Avenue to modified collector standards from Longmire Street to 1st Avenue (SR-507)
and the Mosman Avenue/1st Avenue intersection to include realignment and a center
left-turn lane on 1st Avenue (SR-507) with sufficient storage to serve the anticipated
traffic volumes generated by the project.
o Prior to the approval of any development permit (including a final subdivision) which
includes the 1,301 st peak P M. trip generated from the project, define and construct the
Mosman Avenue connector between Longmire Street and Solberg Street OR, continue
the Boulevard to SR 507 through the Thurston Highlands property.
• Plans for approval of all transportation improvements associated with Yelm Avenue (SR 510)
and 1st Avenue (SR 507) shall be submitted to the Washington Department of
Transportation and the City of Yelm for review and approval and all required improvements
shall be constructed by the applicant pursuant to approved plans, and inspected and
approved by the City of Yelm and Washington Department of Transportation.
To mitigate previous impacts from agricultural activities to surface waters, plant communities
and animal communities along the Thompson Creek corridor and its assoaated wetlands,
the applicant has prepared a mitigation and enhancement plan to improve the surface water
features of the site for both habitat and recreation purposes. Each Final Master Site Plan
shall include a schedule for implementing improvements tied to the number of dwelling units
of each subdivision within the Master Plan Community
The developer shall enter into an agreement with Yelm Community Schools to mitigate
project impacts to the School District
Prior to the approval of any development permit (including a final subdivision) beyond the
89th lot, the applicant shall convey water rights to the City of Yelm sufficient to serve the
proposed use within that area of the Final Master Plan and the first 89 lots The conveyance
shall be made to the City through a water rights agreement between Tahoma Terra, LLC and
the City of Yelm This condition is not applicable if the City obtains water rights through the
Department of Ecology which are sufficient to serve the projected density of the City, its
urban growth area, and the subject property.
• Prior to disturbance of any identified geologic hazard area, the applicant shall submit to the
City of Yelm Community Development Department a geotechnical report that identifies
established best management practices for all activity within the geologic hazard areas and
only allows activities which
o will not increase the threat of the geological hazard to adjacent properties beyond pre-
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development conditions,
o will not adversely impact other critical areas;
o are designed so that the hazard to the project is eliminated or mitigated to a level equal
to or less than pre-development conditions;
o are certified as safe as designed by a qualified engineer or geologist
• Prior to building permit issuance, the applicant shall enter into a mitigation agreement with
the City of Yelm which includes a mitigation fee toward the replacement of a police station
required to be expanded in order to serve the proposed development The mitigation fee
shall be based on the applicant's aliquot impact on the need for replacement police station,
which is $310 per housing unit.
Lots Size and Setbacks
As part of the Final Master Plan Approval, different lot size and standard setbacks are established.
These are listed in the Approved Final Master Plan, and have been reviewed for safety, and for
compliance with the City of Yelm Comprehensive Plan.
The site plan shows 5 tracts, labeled A - E for future commercial At this point, the future
neighborhood commercial area should be delineated as one tract for future development through
either the short plat or binding site plan process
Adjacent Land Uses and Zoning
The property is surrounded by properties currently in residential rural uses. These parcels are
zoned R4 Low Density Residential, and R14 High Density Residential
The plat as conditioned meets City of Yelm development requirements, and is a compatible use with
surrounding properties.
Open Space
The Growth Management Act establishes a goal for open space and recreation that states
"encourage the retention of open space and development of recreational opportunities, conserve fish
and wild{ife habitat, increase access to natural resource lands and water, and develop parks" [RCW
36 70A.020(9)].
Chapter 14 12 YMC provides guidelines for the retention and creation of open space within the City.
This chapter requires a minimum of five percent of the gross area of a new subdivision be dedicated
as usable open space Appropriate uses of dedicated open space include:
• Environmental interpretation or education
• Parks, recreation lands, or athletic fields
• Footpaths or bicycle trails
No more than five percent of any dedicated open spaces may be impermeable surfaces and open
space must be sited so as to be suitable for its intended purpose and at least 75% of the open space
must be accessible to either the general public or all residents of the associated development. Open
space shall be dedicated at the time of final subdivision approval.
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The Conceptual Master Plan provides for approximately 60 acres of open space land. This includes
Thompson Creek and its associated flood plain and wetland system, enhancement of this area,
along with established park facilities and footpaths The applicant has proposed a phased
completion of the entire open space. The Conceptual and Final Master Plan calls for a minimum of
one "pocket park" for every 50 dwelling units, or a combination of "pocket parks", with a centrally
located larger park, serving the proposed subdivisions. These "pocket parks" will provide recreation
for the individual subdivisions, while the entire 60 acres of open space is available to all City
residents
Schools
New residential units create a demand for additional school services and facilities. The Yelm School
District requests that the proponent enter into an agreement with the school district for the payment
of mitigation fees based on the project's impact.
This request for a mitigation agreement between the proponent and the school distnct became a
condition of the Mitigated Determination of Non-significance issued pursuant to the State
Environmental Policy Act.
Essential Public Facilities
The Yelm Police Department is currently located in a facility that is substandard and beyond its
useful life. The Yelm Capital Facilities Plan identifies a need to replace this facility. The City
proposes and the applicant has agreed to participate in a voluntary mitigation agreement that
provides a Police Facility Charge for each new housing unit constructed to help off-set impacts to
law enforcement agencies. The Conceptual Master plan approval included as a provision "Pnor to
building permit issuance, the applicant shall enter into a mitigation agreement with the City of Yelm
which includes a mitigation fee toward the replacement of a police station required to be expanded in
order to serve the proposed development. The mitigation fee shall be based on the applicant's
aliquot impact on the need for replacement police station, which is $310 per housing unit."
The SE Thurston Fire/EMS has adopted a fire protection impact fee. This fee is used by the Fire
District to fund those capital facilities required by new development. The impact fee for 2006 is
$0 216 per sq. ft. of new development.
Transportation and Site Access
The City of Yelm Development Guidelines and the concurrency requirements of Chapter 15 24 YMC
require all new subdivisions to improve street frontages to current City standards
The applicant has proposed to use the City of Yelm Street Standards for all interior local access
residential streets within this subdivision. A modified version of the City standard for a neighborhood
collector street is proposed in the Final Master Plan for the land located east of Thompson Creek.
The Final Master Plan also includes "Boulevard" detail found in the Southwest Master Plan
Development documents
Streets within this subdivision will be constructed to the local access standard and dedicated to the
City upon final subdivision approval. A local access street includes two 11 foot travel lanes, two 7
foot parking lanes, a concrete rolled edge curb and gutter, a 6 foot planter strip with street trees 35
feet on center, a 5 foot sidewalk on one side of the street, and street lighting
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Chapter 16 16.090 YMC requires that the layout of new subdivisions provide for the continuation of
streets existing in adjoining subdivisions and to provide for the continuation of new streets within the
subdivision to adjacent properties that have not been subdivided. In this instance, the "Boulevard"
creates future access to the land located in the Conceptual Master Plan Approval, and connecting
streets throughout the development As future phases of the Conceptual Master Plan are approved,
other possible connections will be reviewed
The City seeks to minimize impacts of through traffic upon residential neighborhoods by employing
narrow streets, curves, indirect access routes, and other features. Blocks greater than 660 feet in
length shall incorporate traffic calming devices. These devises shall also serve as a visual break to
the block through additional landscaping or hardscaping. The plat, as proposed, meets this standard
by "bulb-outs" in the main streets, connecting the pedestrian pathways through the development
The completed project will increase traffic and impact the City's transportation system. Chapter
15.40, Concurrency Management, requires all development to mitigate impacts to the City
transportation system A single family home generates 1.01 p.m. peak hour taps per unit. The
Transportation Facility Charge is payable at time of building permit issuance.
Parking
Chapter 17 72 YMC requires a minimum parking ratio of two spaces per dwelling urnt, which is
typically met in subdivisions within a standard driveway On-street parking is allowed on both sides
of local access residential streets
Water System
The City's Water Comprehensive Plan identifies the property as being within the water service area.
The applicant has provided to the City a "Water Right Conveyance and Right-of-Entry Agreement"
This conveyance establishes the water connection fees.
The proposed subdivision would be required to connect to the City's water system and the protects
internal roadways will be required to have a water main installed to serve fire hydrants and individual
services
Any existing well(s) on the property must be decommissioned per Department of Ecology standards
and any water rights associated with these wells shall be dedicated to the City of Yelm.
The City of Yelm is dedicated to providing the best quality water possible to its consumers. Section
246-290-490, WAC, requires that the City take measures to ensure that contamination does not
occur as a result of cross contamination.
An irrigation meter may be installed for the purpose of irrigation A backflow prevention device will
be required for all landscape irrigation connections between the irrigation system and the water
meter. This also includes any individual irrigation systems that may be located on any individual lot
within the subdivision
Identified in the 2002 City of Yelm Water Comprehensive Plan is a requirement to install fire hydrant
locks as part of the City's water conservation and accountability program. In 2004, the City was also
required to complete a vulnerability assessment in response to the new homeland security measures
as a result of 9/11.
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Sewer System
The City's Sewer Comprehensive Plan identifies the property as being within the sewer service area
The current fee to connect to the City sewer system is $5,417.00 per Equivalent Residential Unit
(each ERU equals 900 cubic feet of water consumption per month). The property is part of the City
of Yelm Local Improvement District (LID) which allowed property owners to be a part of the
improvement district by agreeing to purchase Equivalent Residential Unit (ERU) connections,
guaranteeing capacity at the City's new water reclamation facility. The property is assessed a
portion of the connection fee, and a reduced connection fee at the time of connection to the sewer
system.
Any existing on-site sewage disposal system(s) shall be abandoned per Thurston County Health
Department standards.
Reclaimed Water
It is the policy of the City of Yelm to reclaim 100 percent of the wastewater generated by the City and
that reclaimed water shall be used within the jurisdiction wherever its use is economically justified,
financially and technically feasible, and is consistent with legal requirements of Chapter 90.46 RCW,
for the preservation of public health, safety and welfare, and the protection of the environment.
Reclaimed water uses may include, but are not limited to, the irrigation of food and nonfood crops,
landscape irrigation, impoundments, fish hatchery basins, decorative fountains, flushing of sanitary
sewers, street cleaning, dust control, fire fighting and protection, toilet and urinal flushing, washing
aggregate and concrete production, industrial cooling and industrial processes
Section 13.24.050 YMC requires that reclaimed water be used at identified reuse areas for
consumptive beneficial use and ground water recharge areas. This information shall be used by City
officials to mandate construction of reclaimed water distribution systems or other facilities in new and
existing developments for current or future reclaimed water use as a condition of any development
approval or continued potable water service if future reclamation facilities are proposed in the
facilities plan indicating reclaimed water could adequately serve the development
The Southwest Yelm Annexation Area is identified as a reuse area
Stormwater Quality and Quantity
Impervious surfaces create stormwater runoff which, when uncontrolled and untreated can create
health, safety, and environmental hazards The City of Yelm has adopted the 1992 Department of
Ecology Stormwater Manual, which requires all development to treat and control stormwater.
The proponent has submitted a preliminary stormwater report which includes a conceptual design for
the treatment and infiltration of the stormwater. This report includes fow impact development
technologies for stormwater treatment, to include "rain gardens" for the treatment of stormwater.
The Community Development Department has reviewed this report and find that stormwater from
the site can be managed appropriately through the conceptual plan.
Stormwater facilities require continued maintenance to ensure they remain m proper working
condition.
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Street Lighting
Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners.
High mast street lights will be incorporated on the Boulevard Road, and Longmire Street consistent
with current standards of the Yelm Development Guidelines. Street lights at the internal street
intersections will meet current standards of the Yelm Development Guidelines for height and
brightness only. Low mast or pedestrian scale street lighting will be installed along the internal
portions of the residential streets.
Subdivision Name and Addressing
The Tahoma Terra Plat name has been reserved with Thurston County
Addressing and street naming within the subdivision will be assigned by the Community
Development Department prior to application for final subdivision approval
Landscaping
Landscaping and screening are necessary to provide screening between compatible and
incompatible land uses, to safeguard privacy and to preserve the aesthetic assets of the City
Chapter 17.80 YMC requires all development to provide on site landscaping
The site is adjacent to properties that are compatibly zoned. Chapter 17 80 YMC requires that the
perimeter of the site be landscaped with a Type II landscaping. In residential subdivisions the City
allows fencing to meet the landscaping requirement for the perimeter of the site Landscape
requirements shall be installed and approved prior to application for final plat
The applicant has proposed a street tree planting plan, which incorporates the City of Yelm
landscaping requirements
Landscaping is required in open space and stormwater facilities
The applicant has submitted a full open space improvement plan which calls out landscaping in the
stormwater treatment areas, as well as in the open space areas. This plan proposes a phased
completion.
Chapter 17.80 YMC requires that at time of civil plan review and approval the proponent provide the
Community Development Department a detailed final landscape and irrigation plan for approval.
Section 17.80.090 (F) YMC states that the owner/developer of any project requiring site plan review
approval, subdivision approval, or short subdivision approval shall provide a performance assurance
device in order to provide for maintenance of the required landscaping until the tenant or
homeowners association becomes responsible for landscaping maintenance. The performance
assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three
years
Staff Recommendation
Section 16.12.170 YMC requires written findings prior to a decision on a preliminary subdivision.
Page 8 of 10
The proponent has established that the proposed subdivision, if conditioned, 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, and sidewalks.
That the public use and interest will be served by the subdivision of the property, if conditioned
The subdivision, if conditioned, is in conformance with the Yelm-Thurston County Joint
Comprehensive Plan, the City of Yelm Zoning Code, the City of Yelm Subdivision Code, the
Shoreline Management Act and the Thurston County Shoreline Master Program, and the City of
Yelm Development Guidelines.
The Hearing Examiner should approve the preliminary subdivision with the following conditions:
1. The conditions of the Mitigated Determination of Non-significance are hereby referenced and
are considered conditions of this approval.
2. Each dwelling unit with the subdivision shall connect to the City water system. The applicant
has provided to the City a "Water Right Conveyance and Right-of-Entry Agreement" This
conveyance establishes the water connection fees.
3. The existing wells shall be abandoned per Washington State Department of Ecology
standards. Any water rights associated with the well shall be deeded to the City of Yelm.
4. All conditions for cross connection control as required in Section 246-290-490 WAC
5. Each dwelling within the subdivision shall connect to the City S.T.E.P. sewer system The
connection fee and inspection fee will be established at the time of building permit issuance.
Existing septic systems shall be abandoned per the Thurston County Department of Health
standards
6 The applicant shall connect to the City's reclaimed water system All irrigation systems for
planting strips and required landscaping located within any open space, stormwater tracts,
and the Boulevard shall be served by an irrigation system utilizing reclaimed water where
available. The civil plans shall identify proposed reclaimed water lines, meters, and valves.
7 The applicant shall provide a final landscape and irrigation plan for this subdivision as a part
of civil plan submission. Landscape plans shall meet Chapter 17 80 YMC, or as amended in
the Final Master Plan approval.
8. The applicant shall provide for a minimum of one "pocket park" for every 50 dwelling units, or
a combination of "pocket parks", with a centrally located larger park, serving the proposed
subdivisions, and the completion of the proposed open space area located at the southwest
end of Longmire Street.
9. The applicant shall pay a mitigation fee for a replacement police station, which is $310 per
housing unit.
10. The applicant shall pay a fire protection impact fee. The impact fee for 2006 is $0 216 per
sq ft of new development.
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11. The applicant shall design and construct all stormwater facilities in accordance with the 1992
DOE stormwater Manual, as adopted by the City of Yelm, and as amended in the Final
Master Plan Approval Best Management Practices (BMP's) are required during
construction
12 The fins{ stormwater plan shall be submitted with civil engineering plans and shall include an
operation and maintenance plan.
13. Storm water facilities shall be located in a separate recorded tract owned and maintained by
the homeowners association.
14. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells.
15 The stormwater system shall be held in common by the Homeowners Association. The
Homeowners Agreement shall include provisions for the assessment of fees against
individual lots for the maintenance and repair of the stormwater facilities.
16. The applicant shall submit a fire hydrant plan to the Community Development Department for
review and approval as part of the civil engineering plans prior to final subdivision approval.
17. The applicant shall submit fire flow calculations for all existing and proposed hydrants All
hydrants must meet minimum City standards.
18. The applicant shall be responsible for the installation of hydrant locks on all fire hydrants
required and installed as part of development The applicant shall coordinate with the Yelm
Public Works Department to purchase and install required hydrant locks. Hydrant lock
details shall be included in civil plan submission
19. Street lighting is required Civil plan submittal shall include a lighting design plan for review
and approval.
20. Prior to the submission of final plat application, the applicant will provide the Community
Development Department an addressing map for approval
21. The final plat application shall show the neighborhood commercial area as one tract for
future commercial development.
22 The applicant shall provide a performance assurance device m order to provide for
maintenance of the required landscaping for this plat, until the tenant or homeowners'
association becomes responsible for landscaping maintenance. The performance assurance
device shall be 150 percent of the anticipated cost to maintain the landscaping for three
years.
Based on the Analysis and Conditions of Approval above, staff recommends that the Hearing
Examiner approve SUB-05-0304-YL.
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