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20050067 Tahoma Terra - Council PacketCity of Yelm STAFF REPORT To: Mayor Adam Rivas Yelm City Council From: Grant Beck, Director of Community Development Date: August 1, 2005 (for August 10, 2005 City Council Meeting) Subj: Tahoma Terra Master Plan Development Recommendation Accept the Hearing Examiners recommendation and approve the Conceptual Master Site Plan for the Tahoma Terra Master Plan Development, file number MPD-05-0067- YL, and the Final Master Site Plan for that portion of the Master Plan Development located east of Thompson Creek. Background Tahoma Terra LLC has applied for a Master Plan Development on 220 acres within the Southwest Yelm Annexation Area formerly owned by Henry Dragt. Approval of a Master Plan Development is a three step process, two of which require action by the City Council. First is the review of a Conceptual Master Site Plan. The purpose of conceptual review and approval is to establish general land use policies to guide detailed planning for and development of the master plan area. The conceptual plan identifies the generalized land uses, transportation circulation routes and services proposed for the site. Review of a conceptual master site plan is performed initially by the hearing examiner. The examiner reviews the application for consistency with the comprehensive plan and the City's other plans and policies. The examiner makes a recommendation regarding the conceptual master site plan to the City Council for final action. Upon conceptual approval by the City Council, the proposed master plan boundaries, proposed use districts, transportation routes and case file number are identified on the official zoning map. Next is review of a Final Master Site Plan, which consists of maps and text which indicate major development features and services for the entire site included in the final August 1, 2005 Page 1 of 2 City of Yelm Public Hearing to receive comments an the Tahoma Terra Master Plan Development MPD-05-0067-YL The City of Yelm has scheduled a public hearing to receive public comment on a proposal by Tahoma Terra, Inc., for a Master Plan Development as part of the Wednesday, August 10, 2005, City Council meeting. The meeting will take place at Yelm City Hall Council Chambers, 105 Yelm Ave West at 7:30 p.m. Tahoma Terra is a Master Plan Development proposed for a 220 acre parcel of land located south of Berry Valley Road and east of l_ongmire Street. The application includes conceptual approval for the entire property and final master site plan approval. The Conceptual Master Site Plan for the Master Plan Development includes areas idenfied for single family dwellings, mutli-family dwellings, townhomes, a community park and recreation area, and neighborhood commercial. The proposal would provide between 880 and 1,200 housing units upon completion. For additional information, please contact Grant Beck, at 360-458-8408 The application packet may be viewed at the City's web site at www.ci yelm.wa us. It is the City of Yelm's policy to provide reasonable accommodations for people with disabilities. If you are a person with a disability in need of accommodations to conduct business or to participate in government processes or activities, please contact Agnes Bennick, at 360-458-8404 at least five working days prior to the scheduled event. u / l\~~i I~G~ Agpt~s P. Bennick, City ClerklTreasurer Published Nisqually Valley News, July 22, 2005 PLEASE DO NOT PUBLISH BELOW THIS LINE Distribution. City Council Packets Mayor. Adam Rivas Councilmembers: Don Miller Joe Baker Robert Isom Ron Harding Pat Fetterly City Administrator Shelly Badger a ~~ :~~. ~s ; ~ ~ _ tT. "~X' ~xs~~ .~#? YELM WAt NINCTON To: Mayor Adam Rivas Yelm City Council City of Yelm "E"'~ STAFF REPORT From: Grant Beck, Director of Community Development Date: August 1, 2005 (for August 10, 2005 City Council Meeting) Subj: Tahoma Terra Master Plan Development Recommendation Accept the Hearing Examiners recommendation and approve the Conceptual Master Site Plan for the Tahoma Terra Master Plan Development, file number MPD-05-0067- YL, and the Final Master Site Plan for that portion of the Master Plan Development located east of Thompson Creek. Background Tahoma Terra LLC has applied for a Master Plan Development on 220 acres within the Southwest Yelm Annexation Area formerly owned by Henry Dragt Approval of a Master Plan Development is a three step process, two of which require action by the City Council First is the review of a Conceptual Master Site Plan The purpose of conceptual review and approval is to establish general land use policies to guide detailed planning for and development of the master plan area. The conceptual plan identifies the generalized land uses, transportation circulation routes and services proposed for the site Review of a conceptual master site plan is performed initially by the hearing examiner The examiner reviews the application for consistency with the comprehensive plan and the City's other plans and policies. The examiner makes a recommendation regarding the conceptual master site plan to the City Council for final action Upon conceptual approval by the City Council, the proposed master plan boundaries, proposed use districts, transportation routes and case file number are identified on the official zoning map Next is review of a Final Master Site Plan, which consists of maps and text which indicate mayor development features and services for the entire site included in the final August 1, 2005 Pa~e~~~A ITEM 7 a Page 1 of 142 master site plan, including a schedule indicating phasing of development and the means ITEM 7.a of finanang services for the site A camplete final master plan for the entire conceptual master site plan area must be submitted within 10 years of conceptual approval The master plan is reviewed by the hearing examiner who makes a recommendation to the City Council for final action. The examiner conducts a public hearing and determines if the plan is consistent with the conceptual approval and complies with the policies of the comprehensive plan, and the purposes of Section 17.62 020. A decision by the City Council approving a final master site plan shall be accompanied by a schedule for periodic review of the master plan by the examiner not less than once evE:ry five years following approval until development of the master plan is substantially complete. Finally, development applications within the Master Plan Development are reviewed through their required review processes, but are reviewed for consistency with the provisions of the conceptual and final master site plan approvals. Current Situation The Hearing Examiner held a duly advertised public hearing on the Tahoma Terra Conceptual Master Site Plan and a Final Master Site Plan for the portion of the property ea:>t of Thompson Creek and has recommended the City Council approve both plans. ThE~ Hearing Examiners decision is attached to this staff report, as is the staff analysis of the Conceptual and Final Master Site Plans prepared for the public hearing before the Examiner. August 1, 2005 Pa~e~~~q ITEM 7 a Page 2 of 142 ITEM 7 a OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: MPD-05-0067-YL - TAHOMA TERRA APPLICANT:Tahoma Terra LLC 4200 6th Avenue SE, Suite 301 Lacey, WA 98503 SUMMARY OF REQUEST: The applicant has made application for a Master Plan Development on a 220 acre parcel of land located south of Berry Valley Road and east of Longmire Street. Concurrently with the Conceptual approval, Tahoma Terra has applied for a final master site plan for the portion of the property east of the Thompson Creek and a preliminary subdivision of 89 lots within the final master site plan area The Conceptual Master Site Plan for the Master Plan Development includes areas identified for single family dwellings, multi-family dwellings, town homes, a community park and recreation area, and neighborhood commercial. The proposal would provide between 880 and 1,200 housing units upon completion. SUMMARY OF DECISION: It is hereby recommended that the Yelm City Council approve the Conceptual Master Site Plan of Tahoma Terra subject to the conditions contained herein. ~,~ ' /~ PUBLIC HEARING: ~~ ~~ ~ 4~ 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 heanng was opened on July 11, 2005, at 9 00 a.m. 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 -1- AGENDA ITEM 7 a Page 3 of 142 ITEM 7 a GRANT BECK appeared, presented the Community Development Department Staff Report, and testified that this southwest area of Yelm was annexed in 1993 as an MPC .The City has a blank slat~for development with uses consistent with the comprehensive plan The MPC has its own zoning code with little direction for the first master plan The first subdivision must be consistent with the conceptual and final plan approval. STEVE CHAMBERLAIN appeared on behalf of the request and testified ghat they have developed a conceptual plan for the entire 220 acres, a final plan for the area east of Thompson Creek, and a preliminary plat of 89 lots. The site previously supported a large dany farm and was purchased for the MPC. The site is generally level with rolling pasture east of the creek. To the west of the creek the topography ascends to a higher plateau covered with trees. Soils on the site consist of topsoil and sand and gravel which are conducive to development. The dairy farm ceased operation in 1993 or 1994, but other cattle have grazed on the site since then. They will use a natural feature design incorporating the City design guidelines. They anticipate seven to ten years to develop the entti~re site. They will locate the commercial area east of the creek and townhouses with overlook the golf course. They anticipate between 700 and 1,200 dwelling units over the 220 acres. They will collect, treat, and discharge all stormwater drainage into the soil, and will have a few ponds in the good soil areas. Sanitary sewers will serve the project as well as a major arterial. The City will provide potable water and sanitary sewer service, and they will construct parks throughout the development. JEF=F SCHRAMM, traffic engineer, appeared and testified that he has provided traffic studies for the past ten years and conducted such study for the entire MPC. He evaluated a conceptual analysis for all phases, and for Phases 1 and 2 east of the creek. They will provide mitigation for this project in addition to the State and City plans. The entire traffic analysis and development for the annexation area were considered by the City and the State The MDNS sets forth mitigating measures for traffic which includes an approximate $1 million dollar impact fee in addition to the road improvements. The 89 lot subdivision will require improvement of Longmire Street to Yelm Avenue to modified collector standards with shoulders and bike lanes They will improve the Yelm/Longmire intersection with a center turn lane. Future development will require an extension of Killion Road as a new road to serve the development. No development will occur west of the creek until the initial connection is made. They will also install a new traffic signal and will widen both roads These improvements will accommodate Phases 3 through 5. For the balance of the site they will improve Mosman Avenue and realign it to a four leg intersection which is also consistent with the City TIP. They will provide access to SR-510 by either Mosman or the nev/ road connection to the south All of the rmprovements are consistent with the City's plans and methods of determining mitigation STE=VE SHANEWISE appeared and testified that he is a wetland scientist and studied the wetlands on the site A wetland near the south property line drains north to the creek and the creek channel is in the wetland All wetlands meet the definition of Category 2 for which the ordinance requires a 75 foot wide buffer, as compared with their 100 foot wide buffer They will construct ballfields, park, and lawn m the creek bottom, and will remove fill from -2- AGENDA ITEM 7 a Page 4 of i42 ITEM 7 the wetlands and will cross the creek with a bridge Construction will affect .5 to .6 acres of wetlands They will restore two to four acres of drained wetlands. MR. CHAMBERLAIN reappeared and testified that they will utilize purple pipe or recycled water from the sewer treatment plant for irrigation. While the water is not considered drinkable, it is treated to that standard. 6OB DROLL, landscape architect, appeared and testified that 80% of his work is in the park and recreational fields. Larger developments can impact a City They propose 60 acres of open space and parks and about 25% will be developed into active recreational areas. The balance will consist of habitat and open space Neighborhood parks will contain playground apparatus for elementary children. They will also have activities for adults and seniors to include over a mile of walking trails consisting of paved, boardwalk, and crushed rock. They will have pocket parks within subdivisions also. The main park will have two picnic shelters. MR. CHAMBERLAIN reappeared and testified that the applicant has 60 years experience in developing property and in home building. This will be the most unique development in the City and Quadrant Homes will build all of the residential dwellings. Phase 1 will consist of 89 lots. They will carry the same theme throughout the development starting with the residences in Phase 1 which will be single family residential exclusively. The primary access for the subdivision will be from Longer and they will work with adjoining property owners to minimize the impacts of construction. They will also bring utilities down Longer and will accommodate storm drainage on site. JIM STROTT, Quadrant Homes, testified that his company is the largest home builder in the State and that they offer an entry level product. They have a mix of lots on this site and buyers can determine the size and quality of the home. They will have competitive pricing. They anticipate constructing two homes per week to manage the growth. They anticipate home sizes of 1,800 square feet which will sell for between $150,000 and $175,000 and 3,200 square foot homes which will sell for $300,000 or more. MR. BECK reappeared and testified that SEPA review has required different conditions for different phases. They have tied the MDNS measures to the number oftrips generated not to the phases Police stations in the area are substandard and the applicant will pay a police facility charge of $310 per unit for replacement of the existing structure. Staff finds the project consistent with the comprehensive plan and the applicant had to provide more units to obtain the minimum four dwelling units per acre. The Land Use Element promotes mixed uses such as townhouses and neighborhood commercials, but not to compete with the downtown businesses They will have a range of housing and housing prices They will also provide parks and open space, but install the parks before development as they go along The dairy farm had water rights and transferred them to the applicant A condition of approval requires that development beyond the 89 units have a water transfer. The final development plan contains fixed development regulations for the phases covered. The Master Site Plan limits the size of the neighborhood commercial to ensure that it will not -3- AGENDA ITEM 7 a Page 5 of 14~ ITEM 7.a compete with downtown businesses The pocket parks will be constructed in individual neighborhoods throughout all phases so that children don't need to go far from home. The subdivision conditions are straight forward and staff recommends approval subject to the mwtigatmg measures and conditions. MARGARET CLAPP appeared and testified that she is very impressed with the proposal and served on the Planning Commission during the southwest annexation. This MPC is what the commission members desired, and it meets all of the tests to include significant open space. She wants to see the wetland mitigation work and believes the applicant has done a first class job and will provide all infrastructure. DIANE D'ACUTI appeared and concurs with Ms. Clapp. She did has transportation questions as she does not believe one stop light will handle the increased traffic. She also discussed the setbacks from Thompson Creek and ascertained that the applicant is vested under the old ordinance which requires less of a buffer. Thompson Creek will not flow unless someone cleans it out. Adding more water will cause the creek to back up and the streets to flood. JAMES ZUKOWSKI appeared, asked questions, and obtained the following answers. The conceptual plan covers 220 acres and will result in construction of 800 to 1,200 residential units. The final plan covering the area east of the creek will result in approximately 216 units to include townhomes and commercial. He believes the Mosman extension a problem due to ownership issues. The critical areas located at the north end of the Thompson ballfields are still within a 100 foot buffer. He questioned the geotechnical hazard area for the extension of the boulevard. He questioned how trails would cross the creek and whether the picnic shelters would be for general citizen use or just for residents of the MPC and who is in charge. JEAN HANDLEY appeared and testified that she was at the last Planning Commission mE:eting which updated the Critical Areas Ordinance. Now a subcommittee will testify as to they new regulations The present regulations are outdated and she is concerned about retention of trees and the road widening She questioned the source of funds which the City will use to build improvements. With the new population growth, Yelm will compete with otrier cities for grants. No one has discussed the impact on the fire department, but it will have a large impact and create a large burden. The fire department may need another building in addition to the police department. She questioned whether emergency vehicle access would be a problem for the lots. If an earthquake occurs, the State will not have any funds for this project The City should stop the MPC if the State can't fund the improvements. She referred to the United States Supreme Court decision in the Mosman Road issue and requested a condition prohibiting the City from exercising eminent domain. HENRY DRAGT appeared and testified that he owned and ran the dairy on the site, and sold the property in December. The sale was a fulfillment of his plans for the site since 19!3. The City annexed the parcel in October, 2004, and approved the southwest area for a conceptual master plan for development to include this parcel The critical areas study -~- AGENDA ITEM 7 a Page 6 of 142 ITEM 7 a determined no significant impact He believes the plan a great benefit for the City DENISE MUGLER appeared and testified that she owns the property south of the development and that the MDNS is out of date In 1999 the checklist showed the development plans with more open space along the borders. The townhouses have now changed to a high density development The applicant must revisit the plan as the apartments are shown right on her property line along the south border. Tie creek goes through the corner and she desires more open space Either offset the apartments or provide a greenbelt. The apartments are part of Phase 2. ROSALIE SAECKER appeared and testified that she regularly uses Longmire. The applicant should construct all road improvements to include bike paths and sidewalks along Longmire. They should provide a bus stop atYelm Avenue and Longmire. She questioned how the development will minimize traffic on Berry Valley Road. GEORGE SWARTZ appeared and testified that he owns the property shown by red line and that he was left out of the loop. His concern is eminent domain because his parcel is necessary to extend Mosman Street. MR. CHAMBERLAIN reappeared and testified that the current code requires a bufferof75 feet, but they have expanded the buffer to at least 100 feet. The ballfields are outside of the 100 foot buffer. The impact of cattle on the creek is considerably greater than urban development. Their development will be compatible with the creek. Phase 1 consists of 89 lots. The picnic shelters are primarily for the use of the residents, but others can use them as well. The homeowner's association can rent the shelters to outside organizations. Trees lost on the site will be due to roads and development, but they will not lose that many trees. The site was logged many years ago, and they will replant trees where they can. The development will pay for its impacts with the taxes, impact fees, and required mitigation. They have worked with the City to mitigate impacts on the fire department and police department. They are looking at an area within the commercial portion of the MPC for the police department. They do not want to compete with downtown business They do not propose a big box store, just neighborhood area uses. Such would prevent residents from having to go to SR-510 or SR-507. The townhomes can enhance the MPC by providing a mixed residential use The townhomes are compatible with the creek and the golf course and will contain 18 to 20 units. They have no other opportunities for townhomes on Phases 1 and 2. All internal roads will have sidewalks and bike paths Longmire will be the preferred route which will keep traffic off of Berry Valley The timing of construction will direct traffic to the boulevard, and neither Longmire nor Berry Valley will serve as the main access They will regrade the steep areas to balance the site to minimize traffic during the construction period They have elevated the trails through the wetlands and across the creek. Critical areas abut the south side of the site, and the nearest townhouse will be set back 50 feet from the property line. MR. BECK reappeared and testified that both the comprehensive plan and GMA require the applicant to use the best available science Wetland restoration is a big part of the project -5- AGENDA ITEM 7 a Page 7 of 142 ITEM 7 a Impacts on the fire department had a large amount of discussion in the MDNS, but the City can't justify the use of impact fees The issue is the number of firefighters and not the fire department's capital facilities. The fire department has no plan to increase capital facilities. Most of the infrastructure will be located in Thurston Highlands and will be in place for that development. They could condition the south property line setback. The standards for that development are in the guidelines. They could codify that requirement which would concern the non-golf course property. The State does not allow eminent domain for business or economic purposes. The decision on Mosman is seven to ten years down the road. MS. MUGLER reappeared and testified that the townhouses should measure 100 feet from the off-site wetlands. NIS. HANDLEY reappeared and testified that the applicant evaluated the creek in a drought and did not get a true picture of its flow. , NIS. KELLY PETERSON appeared and questioned the impactof 1,200 homes on thewater supply. MR. BECK testified that the City would have the right to the water, but the depth of withdrawal is not decided. The City could draw from other aquifers. MS. NEWBY appeared and testified that she resides on Longmire Street and that trucks p<~ss 25 feet from her window. A restaurant already exists at the Killion extension. She sees years of traffic and wants Berry Valley extended. D,ARLENE BAKER appeared and testified regarding drinking water wells. No one spoke further in thss matter and so the Examiner took the request under advisement. NOTE A complete record of this hearing is available in the City of Yelm Community Development Department FINDINGS, CONCLUSIONS AND DECISION. FfND1NGS. The Hearing Examiner has admitted documentary evidence into the record, viewed the property, heard testimony, and taken this matter under advisement 2 The City's SEPA Responsible Official issued and published a Mitigated Determination of Nonsign~ficance on May 24, 2005, based on Section 197-11-158 WAC. -6- AGENDA ITEM 7 a Page 8 of 142 ITEM 7 3 A Notice of Public Hearing was mailed to the applicant and parties of record on June 20, 2005 This notice was also posted at City Hall and on the City of Yelm web site on the same date, and published in the Nisqually Valley News on June 24, 2005. 4. The applicant has a possessory ownership interest in a generally rectangular, 220 acre parcel of property located south of SR-510 and west of SR-507 in the southwest portion of the City of Yelm The applicant requests Conceptual Master Site Plan approval for the entire parcel; Final master site plan approval for the portion of the parcel located east of Thompson Creek consisting of approximately 55 acres; and preliminary plat approval for Phase 1, located in the northwest corner of the site, an 89 single-family residential lots on 15 acres 5. The Draght family previously used the parcel for a dairy farm for many years, but ceased operation in 1993. Improvements on the site include a home and outbuildings associated with the dairy, and development of the site will require removal of all such improvements. Thompson Creek, a Type F stream and it's associated floodplain and wetlands, bisects the eastern portion of the site in a north/south direction. A road used in conjunction with the dairy farm crosses Thompson Creek near the center of the site. Topography is relatively flat, but west of the creek, the topography rises as much as 50 feet with bluffs of 22-30 feet. Vegetation consists of pasture grass with forested areas in the northeast and southwest portions. 6. Abutting uses to the west, east and south consist of vacant parcels, agricultural uses, and single family dwellings on large lots. The Nisqually Valley Golf Course abuts the northeast corner. Berry Valley Road Southeast abuts the north portion of the west property line, and Durant Street abuts a portion of the north property line. Longmire Street SE dead ends at Durant Street and an extension of Longmire provides access to the dairy farm buildings. 7. The site is a portion of the 1993 southwest Yelm annexation which also included the 1,300-acre Thurston Highlands property, the golf course, and 150 additional acres. As part of the annexation process, the City prepared an Environmental Impact Statement (EIS) that assessed the impacts of up to 5,000 dwelling units to include several potential master plan communities, including the present site In 1994 owners of the 1,260-acre Thurston Highlands property and the present site obtained conceptual master plan approval for a master plan development which included both properties The City required preparation of a Supplemental Environmental Impact Statement (SEIS) prior to approval The applicant performed little, if any, work on the project, and in accordance with the Yelm Municipal Code (YMC), the approval lapsed after five years In 1999 another previous owner submitted an application for a master plan development for the present 220-acre parcel which the Yelm City Council approved subject to the preservation of the right-of-way for a boulevard designed to serve the project However, the previous applicant did not meet City requirements, and the City -7- AGENDA ITEM 7 a Page 9 of 142 ITEM 7 a. deemed the application withdrawn for lack of progress. The present applicant, Tahoma Terra LLC ,submitted its application on March 21, 2005 8 Chapter 17 62 YMC, sets forth the requirements and procedures for master plan developments. Section 17.62.040 YMC authorizes specific development within an MPC as follows: A Conceptual review and approval of the master plan; B. Adoption of a final master plan for the site, C. Approval of specific development actions in accordance with phasing in the master plan. 9. The applicant requests approval of a conceptual master plan for the entire 220- acre parcel. The conceptual plan serves as a guide to future detailed planning and development for the project site. The conceptual plan identifies generalized land uses, transportation circulation routes, and services. The Examiner conducts a public hearing and then makes a written recommendation to the City Council for final action. The final master site plan shows major development features and services for the portion of the site included therein, including phasing and means of financing services. The Examiner conducts a public hearing and makes a recommendation to the City Council for final action. Specific development applications within the MPC are reviewed for consistency with the approved conceptual and final master site plan. 10. The Tahoma Terra Conceptual Master Plan application shows that 33% of the 220 acre site will remain in open space to include 24-acres of wetlands and creek, and 38-acres of open space. The net developable area of 147-acres will result in a minimum of 880 dwelling units and maximum of 1,200 units. The example in the application, shows 1,092 dwelling units broken down into 872 single family units, 80 townhouses, 140 apartments. The application also shows between 1 and 10-acres of commercial uses. 11. The Conceptual Master Site Plan shows that Phases 1 and 2 are located north of Thompson Creek and consist of mostly single-family residential homes at densities of four to six dwelling units per acre (northwest corner) Sandwiched between the said residential area and the open space associated with Thompson Creek are the neighborhood commercial uses. Moderate density residential development at six to ten units per acre extends in a narrow band southeast from the single family units along the north property line to the east property line. The applicant proposes townhouses for this area which will abut both the golf course and wetlands. South of the open space in the eastern portion of the site, the applicant proposes moderate density residential uses at six to ten units per acre and high density residential development at 10 to 24 units per acre. Open space associated with steep slopes is located in the southeast corner and the balance of the site (almost 50%) is set aside for single family residential at four to six -s- AGENDA ITEM 7 a Page 10 of 142 ITEM 7 a dwelling units per acre. Phase 1, consisting of 89 single family residential lots, is located in the northwest corner: and Phase 2, which comprises the balance of the site east of Thompson Creek, is located between the creek and Phase 1 Phases 3 through 8, consist of the a large, single family area south of the creek, and Phase 9, consists of moderate and high density residential uses immediately south of the creek. 12 Section 17.62.050 YMC provides that the conceptual plan must identify generalized land uses, transportation circulation routes, and services As previously found, the applicant has identified proposed uses and phasing. The transportation system includes internal plat roads connecting to Longmire Street, Berry Valley Road and via Mosman Street to SR 507. The master plan also shows a new arterial boulevard extending southeast from Killion Road through the site and across Thompson Creek to the south property line. Said road will eventually extend through other master plan developments to SR-507. The conceptual plan satisfies Section 17.62.050 YMC. 13. Section 17.62.050(C) YMC sets forth the requirement for the form and content of an application for conceptual approval. The application satisfies afl requirements set forth therein. Subsection (i) requires the applicant to show the means by which the master plan meets the objectives of YMC 17.62.020. Findings on each objective set forth therein are hereby made as follows: A. Approval of the MPC will assure future growth and development in accord with the City's comprehensive plan and planning policies. This proposed MPC implements long-term goals of the City commencing with it's decision to annex the property along with other properties in 1993. The proposal is also consistent with two other MPC approvals covering the same property. The MPC complies with specific comprehensive plan policies B. This large scale project will incorporate a full range of land uses consistent with the comprehensive plan to include multi-family, townhouse, and single-family residential development, neighborhood commercial uses, and significant parks and open spaces. C. The MPC represents safe, efficient, and economic use of the land as it proposes high density neighborhoods, moderate density neighborhoods, commercial uses, parks, and pedestrian trial systems D The City of Yelm will provide water and sanitary sewer services, and the applicant will construct the storm drainage system to meet City standards Furthermore, the applicant will use reclaimed water from the City sewer treatment plant to provide irrigation for ballfields, landscaped areas, and playgrounds. Puget Sound Energy will provide electrical service and -9- AGENDA ITEM 7 a Page 11 of 142 ITEM 7.a natural gas. E The MPC provides opportunities for decreased trip-lengths of automobile travel, increased public access to mass transit, bicycle routes, and other alternative modes of transportation. The MPC is located close to the downtown business district of the City and within easy walking distance of local recreation and school facilities. The neighborhoods will have abundant walkways, alleys, parks, and trails to provide safe walking and bicycling routes. The compact residential groupings will encourage use of mass transit and alternative modes of transportation. Location of neighborhood commercial uses within the site wilt eliminate the need for many off-site shopping trips. f=. Compliance with building code requirements will ensure reduction of energy consumption and demand, and the significant open space acreage will minimize degradation of wildlife habitat and natural features. Zero lot line, cluster housing, and multi-family buildings will contribute to efficient land use and reduce demands on energy consumption. Significant stream and wetland buffers ensure preservation of the most critical wildlife habitats. G. The MPC will minimize impacts on existing neighborhoods by eventually providing a boulevard access directly from SR 510 to SR 507, will encourage neighborhood scale businesses to serve residents of the MPC, and will provide internal trails and parks for on-site recreational opportunities H This criteria requires blending of commercial and industrial building designs. However, the MPC proposes no industrial uses and no large commercial areas The proposed MPC satisfies all criteria set forth in section 17 62.020 YMC 14. Section 17.62.020(A) YMC requires that an MPC be "in accordance with the comprehensive plan and planning policies of the City° as set forth on Pages 9-32 of the Staff Report (Exhibit "1") The project satisfies all applicable comprehensive plan goals and policies. Staffs assessment is hereby incorporated by this reference as if set forth in full. 15 The project meets Growth Management Act planning parameters as it proposes an overall urban density of four dwelling units per net developable acre, and all municipal ut-lities such as sewer, potable water, fire flow, and ~rngat~on water will serve the site. The commercial portion of the MPC complies with policies of the commercial development element of the comprehensive plan as the proposed uses will not compete with the downtown businesses, nor will they draw patrons -10- AGENDA ITEM 7 a Page 12 of 142 ITEM 7 a from other residential areas. Limitations on the size of buildings and the commercial area acreage will ensure that a new commercial core is not created. A condition of approval requires the commercial area ready for construction prior to development occurring south of Thompson Creek. The open space areas will provide passive and active recreational opportunities and are intended to serve all residents of the City The 60-acres of permanent open space greatly exceeds the minimum requirement of 5% of gross area. 16 As previously found, the project proposes a variety of housing types and sizes which will provide affordable building sites, and therefore should attract customers of varying income and age levels. Staff has required the applicant to construct 48-multi family units, for every 300 single-family units to ensure a variety of affordable housing opportunities. The multi-family element represents approximately 14% of the total projected housing units. Sidewalks, pathways, and trails will provide pedestrian orientation throughout the entire project. 17 The most critical issue affecting approval of the MPC is traffic mitigation. Upon build-out, the project will generate between 1,400 to 1,600 p.m. peak hour trips and 13,300 to 15,300 average daily trips. The City has imposed a mitigating measure in the MDNS which requires numerous road improvements triggered by increases in project traffic. The applicant must also comply with the City's transportation facility charge, which will upon build-out, result in the payment of more than one million dollars. In addition, the applicant must construct the following traffic improvements: A. Prior to the first final subdivision approval, reconstruct Longmire Street to a modified collector standard from the project entry to Yelm Avenue West (SR-510). B. Prior to approval of any final subdivision which includes the 90t" p m. peak hour trip construct a center left-turn lane on Yelm Ave West at the Longmire Street intersection with sufficient capacity to serve anticipated project traffic volumes. C Prior to the 513t" p m peak hour trip, construct an extension of Killion Road from the property to Yelm Ave West, re-align the said intersection, construct a traffic signal, and construct left turn lanes on all four legs of the intersection D Prior to the 1,100t" p.m peak hour trip, reconstruct Mosman Ave to modified collector standards from Longmire Street to SR-507, and also construct the Mosman Avenue/ SR-507 intersection to include re- alignmentand acenter left turn lane on SR-507. E Prior to the 1,301 st p.m. peak hour trip, define and construct the Mosman -11- AGENDA ITEM 7 a Page 13 of 142 ITEM 7 a Avenue connector between Longmire Street and Solberg Street, or continue the Killion Road Boulevard to SR 507 through the Thurston Highlands Property The applicant has demonstrated through the environmental review process that the proposed transportation system improvements will accommodate the traffic and maintain acceptable levels of service for current and future_residents. 18. The proposed open space plan meets the objectives of the parks and open space element of the comprehensive plan. The City anticipates between 2,000 and 2,800 new residents will five in the MPC, and the parks level of service policy requires 5-acres of open space per 1,000-projected population. Said policy would require Tahoma Terra LLC., to provide between 10 and 14-acres of open space suitable for active recreational opportunities. The proposal provides . approximately 60-acres of open space and well over 14-acres of improved active recreational areas. Land use goals require an MPC to maintain a minimum of 25% of the total land area as permanent open space. The Tahoma Terra project maintains approximately 27% of the total area in open space. The applicant will also provide small neighborhood pocket-parks with appropriate elementary-aged activity equipment. 19. The project satisfies elements of the Natural Element, Goals and Policies of the comprehensive plan as the applicant will protect and enhance Thompson Creek, a fish-bearing stream, and the wetlands and floodplains associated therewith. The applicant has provided greater buffers than required under the applicable critical areas ordinance, and will improve wetlands degraded by the dairy farming operation. 20. The entire City is designated as a critical aquifer recharge area, and the applicant must meet the requirements of the 1992 Department of Ecology storm-water manual as adopted by the City Such requires treatment of storm water prior to release. The applicant proposes to utilize rain gardens as the storm water treatment method The environmental documents show plant and animal priority species and habitat in the vicinity of the site The applicant will preserve and enhance the predominant oak woodland and Shore Pine plant communities located along the Thompson Creek corridor and will preserve them in open space. 21 The City does not own sufficient water rights to serve the MPC, but the City has applied to the Washington Department of Ecology for water rights for the southwest annexation area. White the City has not received additional rights, Tahoma Terra has water rights associated with the previous dairy farm The applicant has assigned these water rights to the City and the City has applied to DOE for a transfer which, if approved, would allow the City to provide domestic water for the initial portion of the development A previous owner of the property -12- AGENDA ITEM 7 a Page 14 of 14?_ ITEM 7 a participated in a Sewer Local Improvement District (LID), and the City will therefore provide water and sewer connections for 89 units CONCLUSIONS. The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request _ f 2. The Applicant has established that the request for Conceptual Master Site Plan approval for Tahoma Terra is consistent will applicable policies of the City of Yelm comprehensive plan and satisfies all criteria set forth in Chapter 17.62 YMC. Therefore, the Conceptual Master Site Plan approval for the Tahoma Terra project 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. The average density of the proposal be not less than four dwelling units per net developable acre within each final master plan area, consistent with Growth Management policies. 3. Proposed neighborhood commercial areas shall be centrally located within the master plan development and shall be screened from residential neighborhoods. 4 A minimum of 55 acres (25% of the site) shall be set aside as permanent open space with a variety of active and passive recreational improvements. An area within the identified open space equivalent to five percent of the gross area of each final master site plan application shall be identified and improved within the community park area as part of each final master site plan approval and implementation 5. A minimum of 55 acres (25% of the total land area) shall accommodate medium and high density residential development This can be accomplished through all four proposed land use designations ~ r ~ Prior to approval of any residential development west of Thompson Creek, the neighborhood commercial center should be improved and ready for the construction of commercial buildings Improved means that any applicable land use or land division approvals have been issued and all required site improvements for the land use or land division approval has been completed ~~ 7 For every 300 single family detached, duplex, or town home dwelling units, 48 multi-family units shall be constructed The multi-family dwelling units -13- AGENDA ITEM 7 a Page 15 of 142 ITEM t a required to meet the prescribed ratio shall be under construction prior to issuance of building permits for the next block of single family dwelling, duplex, or town home dwelling units 8 Prior to approval of any development within a final master site plan approval area, the applicant shall prepare an infrastructure plan that includes water, sanitary sewer, reclaimed water, and streets` The plan shall be consistent with the Capital Facilities Plans for the City and shall include sufficient design detail in order to review subsequent development approvals. The plan shall be submitted to and approved by the City prior to the issuance of building permits for dwellings or commercial buildings within each approved development within a final master plan area. 9 Each final master plan shall include provisions for a full network of sidewalks and pathways throughout the master plan to encourage multimodal opportunities. The boulevard shall accommodate transit stops for school and public transit opportunities. 10. Each final master plan application shall provide for the continuation of streets within the Yelm Urban Growth Area pursuant to the polices of the Comprehensive Plan. 11. A minimum of 55 acres (25% of the site) shall be identified as permanent open space with a variety of formal and informal recreational improvements. Prior to dwelling construction in any development, land equivalent to five percent of the gross area of each Final Master Plan area shall be developed within the community park area. 12 Every final master plan shall include provisions for one pocket park for every 50 residential units within a neighborhood. Larger `community' parks of between'/2 acre and 5 acres which are centrally located may be substituted for half the required `pocket' parks at a ratio of 1 acre for every 50 lots. RECOMMENDATION 1t is hereby recommended that the Yelm City Council approve the Conceptual Master Site Plan of Tahoma Terra subject to the conditions contained in the conclusions above ORDERED this 2~d day of August, 2005 -14- AGENDA ITEM 7 a Page 16 of 142. ITEM 7 a STEPHEN K. CAUSSEAUX, JR. Hearing Examiner TRANSMITTED this 2"d day of August, 2005, to the following: ENGINEER SCA Consulting Group - 4200 6th Avenue SE, Ste. 301 f Lacey, WA 98503 OTHERS: Jenise Mugler Darlene Baker 15009 Highway 507 SE P.O. Box 727 Yelm, WA 98597 Yelm, WA 98597 Margaret Clapp Henry and Jane Dragt 18309 Cook Road SE 5815 95th Avenue SW Yelm, WA 98597 Olympia, WA 98512 Steven Chamberlain Jean Handley 4200 6th Avenue SE P.O. Box 1657 Lacey, WA 98057 Yelm, WA 98597 Diane D'Acuti Larry Schamm 19436 93`d Avenue SE 18217 Highway 507 SE Yelm, WA 98597 Yelm, WA 98597 George Swartz James Zukowski 2410 Crestline Drive NW P.O. Box 858 Olympia, WA 98502 Yelm, WA 98597 Rosalie Saecker Linda J. Powell 412 SW McKenzie Avenue P O Box 891 Yelm, WA 98597 Yelm, WA 98597 Bob Droll Gaye Newby 4405 7th Avenue SE 15105 Longmire Street SE Lacey, WA 98503 Yelm, WA 98597 Mary Lou Clemens Curtis Smelser 15030 Longmire St 1201 Third Avenue, Ste 3400 Yelm, WA 98597 Seattle, WA 98101 John Turner City of Yelm 545 Mcphee Road SW Tami Merriman -15- AGENDA ITEM 7 a Page 17 of 142 ITEM 7.a OI}~mpia, WA 98502 105 Yelm Avenue West P.O Box 479 Yelm, WA 98597 -16- AGENDA ITEM 7 a Page 18 of 142 ITEM 7 a OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: MPD-05-0067-YL - TAHOMA TERRA APPLICANT:Tahoma Terra LLC 4200 6th Avenue SE, Suite 301 Lacey, WA 98503 SUMMARY OF REQUEST: The applicant has made application for a final master site plan on the portion of the Tahoma Terra Master Plan Development located east of Thompson Creek. SUMMARY OF RECOMMENDATION: It is hereby recommended to the City of Yelm City Council that the Final Master Plan for Phases 1 and 2 of the Tahoma Terra project be approved subject to adoption of then Final Master Plan Development Guidelines. 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 July 11, 2005, at 9.00 a.m. 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 GRANT BECK appeared, presented the Community Development Department Staff Report, and testified that this southwest area of Yelm was annexed in 1993 as an MPC The City has a blank slat for development with uses consistent with the comprehensive plan The MPC has its own zoning code with little direction for the first master plan. The first subdivision must be consistent with the conceptual and final plan approval -1- AGENDA ITEM 7 a Page 19 of 142 ITEM 7 a STEVE CHAMBERLAIN appeared on behalf of the request and testified that they have dEyveloped a conceptual plan for the entire 220 acres, a f~na! plan for the area east of Thompson Creek, and a preliminary plat of 89 lots The site previously supported a large dairy farm and was purchased for the MPC. The site is generally level with rolling pasture east of the creek. To the west of the creek the topography ascends to a higher plateau covered with trees. Soils on the site consist of topsoil and sand and gravel which are conducive to development. The dairy farm ceased operation m 1993 or 1994, but other cattle have grazed on the site since then. They will use a natural feature design incorporating the City design guidelines. They anticipate seven to ten years to develop the entire site. They will locate the commercial area east of the creek and townhouses with overlook the golf course. They anticipate between 700 and 1,200 dwelling units over the 220 acres. They wilt collect, treat, and discharge all stormwater drainage into the soil, and wi41 have a few ponds in the good soil areas. Sanitary sewers will serve the project as well as a major arterial. The City will provide potable water and sanitary sewer service, and they will construct parks throughout the development. JEFF SCHRAMM, traffic engineer, appeared and testified that he has provided traffic studies for the past ten years and conducted such study for the entire MPC. He evaluated a conceptual analysis for all phases, and for Phases 1 and 2 east of the creek. They will provide mitigation for this project in addition to the State and City plans. The entire traffic analysis and development for the annexation area were considered by the City and the State. The MDNS sets forth mitigating measures for traffic which includes an approximate $1 million dollar impact fee in addition to the road improvements. The 89 lot subdivision will require improvement of Longmire Street to Yelm Avenue to modified collector standards with shoulders and bike lanes. They will improve the Yelm/Longmire intersection with a center turn lane. Future development will require an extension of Killion Road as a new road to serve the development. No development will occur west of the creek until the initial connection is made. They will also install a new traffic signal and will widen both roads. These improvements will accommodate Phases 3 through 5. For the balance of the site they will improve Mosman Avenue and realign it to a four leg intersection which is also consistent with the City TIP. They will provide access to SR-510 by either Mosman or the new road connection to the south. All of the improvements are consistent with the City's pl<~ns and methods of determining mitigation STEVE SHANEWISE appeared and testified that he is a wetland scientist and studied the wetlands on the site. A wetland near the south property line drains north to the creek and the creek channel is in the wetland All wetlands meet the definition of Category 2 for which thE~ ordinance requires a 75 foot wide buffer, as compared with their 100 foot wide buffer Triey will construct ballfields, park, and lawn in the creek bottom, and will remove fill from thE° wetlands and will cross the creek with a bridge Construction will affect .5 to 6 acres of wetlands They will restore two to four acres of drained wetlands MR CHAMBERLAIN reappeared and testified that they will utilize purple pipe or recycled water from the sewer treatment plant for irrigation While the water is not considered -G- AGENDA ITEM 7 a Page 20 of 14~~ ITEM 7 a drinkable, it is treated to that standard BOB DROLL, landscape architect, appeared and testified that 80% of his work is in the park and recreational fields Larger developments can impact a City They propose 60 acres of open space and parks and about 25% will be developed into active recreational areas The balance will consist of habitat and open space. Neighborhood parks will contain playground apparatus for elementary children. They will also have activities for adults and seniors to include over a mile of walking trails consisting of paved, boardwalk, and crushed rock. They will have pocket parks within subdivisions also. The main park will have two picnic shelters. MR. CHAMBERLAIN reappeared and testified thatthe applicant has 60 years experience in developing property and in home building. This will be the most unique development in the City and Quadrant Homes will build all of the residential dwellings. Phase 1 will consist of 89 lots. They will carry the same theme throughout the development starting with the residences in Phase 1 which will be single family residential exclusively. The primary access for the subdivision will be from Longer and they will work with adjoining property owners to minimize the impacts of construction. They will also bring utilities down Longer and will accommodate storm drainage on site. JIM STROTT, Quadrant Homes, testified that his company is the largest home builder in the State and that they offer an entry level product. They have a mix of lots on this site and buyers can determine the size and quality of the home. They will have competitive pricing They anticipate constructing two homes per week to manage the growth. They anticipate home sizes of 1,800 square feet which will sell for between $150,000 and $175,000 and 3,200 square foot homes which will sell for $300,000 or more MR. BECK reappeared and testified that SEPA review has required different conditions for different phases They have tied the MDNS measures to the number of trips generated not to the phases. Police stations in the area are substandard and the applicant will pay a police facility charge of $310 per unit for replacement of the existing structure. Staff finds the project consistent with the comprehensive plan and the applicant had to provide more units to obtain the minimum four dwelling units per acre The Land Use Element promotes mixed uses such as townhouses and neighborhood commercials, but not to compete with the downtown businesses They will have a range of housing and housing prices They will also provide parks and open space, but install the parks before development as they go along. The dairy farm had water rights and transferred them to the applicant A condition of approval requires that development beyond the 89 units have a water transfer. The final development plan contains fixed development regulations for the phases covered. The Master Site Plan limits the size of the neighborhood commercial to ensure that it will not compete with downtown businesses The pocket parks will be constructed in individual neighborhoods throughout all phases so that children don't need to go far from home. The subdivision conditions are straight forward and staff recommends approval subject to the mitigating measures and conditions -3- AGENDA ITEM 7 a Page 21 of 142 ITEM 7 a MARGARET CLAPP appeared and testified that she is very impressed with the proposal and served on the Planning Commission during the southwest annexation This MPC is what the commission members desired, and it meets all of the tests to include significant open space. She wants to see the wetland mitigation work and believes the applicant has done a first class job and will provide all infrastructure. DIANE D'ACUTI appeared and concurs with Ms. Clapp. She did has transportation questions as she does not believe one stop light will handle the increased traffic. She also discussed the setbacks from Thompson Creek and ascertained that the applicant is vested under the old ordinance which requires less of a buffer Thompson Creek will not flow unless someone cleans it out. Adding more water will cause the creek to back up and the streets to flood. JAMES ZUKOWSKI appeared, asked questions, and obtained the following answers. The conceptual plan covers 220 acres and will result in construction of 800 to 1,200 residential units. The final plan covering the area east of the creek will result in approximately 216 units to include townhomes and commercial. He believes the Mosman extension a problem due to ownership issues. The critical areas located at the north end of the Thompson ba~llfields are still within a 100 foot buffer. He questioned the geotechnical hazard area for the extension of the boulevard. He questioned how trails would cross the creek and whether the picnic shelters would be for general citizen use or just for residents of the MPC acid who is in charge. JEAN HANDLEY appeared and testified that she was at the last Planning Commission m~seting which updated the Critical Areas Ordinance. Now a subcommittee will testify as to the new regulations. The present regulations are outdated and she is concerned about retention of trees and the road widening She questioned the source of funds which the City will use to build improvements. With the new population growth, Yelm will compete with other cities for grants. No one has discussed the impact on the fire department, but it will have a large impact and create a large burden The fire department may need another building in addition to the police department. She questioned whether emergency vehicle access would be a problem for the lots. If an earthquake occurs, the State will not have any funds for this project. The City should stop the MPC if the State can't fund the improvements. She referred to the United States Supreme Court decision in the Mosman Road issue and requested a condition prohibiting the City from exercising eminent domain. HI=NRY DRAGT appeared and testified that he owned and ran the dairy on the site, and sold the property in December. The sale was a fulfillment of his plans for the site since 1993. The City annexed the parcel in October, 2004, and approved the southwest area for a conceptual master plan for development to include this parcel The critical areas study determined no significant impact He believes the plan a great benefit for the City JENISE MUGLER appeared and testified that she owns the property south of the development and that the MDNS is out of date In 1999 the checklist showed the development plans with more open space along the borders The townhouses have now -4- AGENDA ITEM 7 a Page 22 of 142 ITEM 7 a changed to a high density development The applicant must revisit the plan as the apartments are shown right on her property line along the south border The creek goes through the corner and she desires more open space. Either offset the apartments or provide a greenbelt. The apartments are part of Phase 2 ROSALIE SAECKER appeared and testified that she regularly uses Longmire. The applicant should construct all road improvements to include bike paths and sidewalks along Longmire They should provide a bus stop at Yelm Avenue and Longmire. She questioned how the development will minimize traffic on Berry Valley Road GEORGE SWARTZ appeared and testified that he owns the property shown by red line and that he was left out of the loop. His concern is eminent domain because his parcel is necessary to extend Mosman Street MR. CHAMBERLAI N reappeared and testified that the current code requires a buffer of 75 feet, but they have expanded the buffer to at least 100 feet. The ballfields are outside of the 100 foot buffer. The impact of cattle on the creek is considerably greater than urban development. Their development will be compatible with the creek. Phase 1 consists of 89 lots. The picnic shelters are primarily for the use of the residents, but others can use them as well. The homeowner's association can rent the shelters to outside organizations. Trees lost on the site will be due to roads and development, but they will not lose that many trees. The site was logged many years ago, and they will replant trees where they can. The development will pay for its impacts with the taxes, impact fees, and required mitigation. They have worked with the City to mitigate impacts on the fire department and police department. They are looking at an area within the commercial portion of the MPC for the police department. They do not want to compete with downtown business. They do not propose a big box store, just neighborhood area uses. Such would prevent residents from having to go to SR-510 or SR-507. The townhomes can enhance the MPC by providing a mixed residential use. The townhomes are compatible with the creek and the golf course and will contain 18 to 20 units. They have no other opportunities for townhomes on Phases 1 and 2. All internal roads will have sidewalks and bike paths. Longmire will be the preferred route which will keep traffic off of Berry Valley. The timing of construction will direct traffic to the boulevard, and neither Longmire nor Berry Valley will serve as the main access They will regrade the steep areas to balance the site to minimize traffic during the construction period. They have elevated the trails through the wetlands and across the creek. Critical areas abut the south side of the site, and the nearest townhouse will be set back 50 feet from the property line MR. BECK reappeared and testified that both the comprehensive plan and GMA require the applicant to use the best available science Wetland restoration is a big part of the project. Impacts on the fire department had a large amount of discussion in the MDNS, but the City can't justify the use of impact fees The issue is the number of firefighters and not the fire department's capital facilities The fire department has no plan to increase capital facilities Most of the infrastructure will be located in Thurston Highlands and will be in place for that development They could condition the south property line setback The standards for that -5- AGENDA ITEM 7 a Page 23 of 142 ITEM 7 a development are m the guidelines. They could codify that requirement which would concern they non-golf course property. The State does not allow eminent domain for business or economic purposes. The decision on Mosman is seven to ten years down the road. M:> MUGLER reappeared and testified that the townhouses should measure 100 feet from they off-site wetlands. MS. HANDLEY reappeared and testified that the applicant evaluated the creek in a drought and did not get a true picture of its flow. M~>. KELLY PETERSON appeared and questioned the impact of 1,200 homes on the water supply. MF:. BECK testified that the City would have the right to the water, but the depth of withdrawal is not decided. The City could draw from other aquifers. M~~. NEWBY appeared and testified that she resides on Longmire Street and that trucks pass 25 feet from her window. A restaurant already exists at the Killion extension. She sees years of traffic and wants Berry Valley extended. DA,RLENE BAKER appeared and testified regarding drinking water wells. No one spoke further in this matter and so the Examiner took the request under advisement. NGTE. A complete record of this hearing is available in the City of Yelm Community Development Department FINDINGS, CONCLUSIONS AND DECISION: FINDINGS 1. The Hearing Examiner has admitted documentary evidence into the record, viewed the property, heard testimony, and taken this matter under advisement 2. The City's SEPA Responsible Official issued and published a Mitigated Determination of Nonsignificance on May 24, 2005, based on Section 197-11-158 WAC 3. A Notice of Public Hearing was mailed to the applicant and parties of record on June 20, 2005 This notice was also posted at City Hall and on the City of Yelm web site on the same date, and published in the Nisqually Valley News on June 24, 2005. 4. The applicant has a possessory ownership interest in a generally rectangular, 220 acre parcel of property located south of SR-510 and west of SR-507 in the southwest portion of the City of Yelm. The applicant requests Conceptual Master -6- AGENDA ITEM 7 a Page 24 of 142 ITEM 7 a Site Plan approval for the entire parcel; final master site plan approval for the portion of the parcel located east of Thompson Creek consist+ng of approximately 55 acres; and preliminary plat approval for Phase 1, located in the northwest corner of the site, which proposes 89 single-family residential lots on 15 acres 5 The Draght family previously used the parcel for a dairy farm for many years, but ceased operation in 1993. Improvements on the site include a home and outbuildings associated with the dairy, and development of the site wi11 require removal of all such improvements. Thompson Creek, a Type F stream and it's associated floodplain and wetlands, bisects the eastern portion of the site in a north/south direction. A road used in conjunction with the dairy farm crosses Thompson Creek near the center of the site. Topography is relatively flat, but west of the creek, the topography rises as much as 50 feet with bluffs of 22-30 feet. Vegetation consists of pasture grass with forested areas in the northeast and southwest portions. 6 Abutting uses to the west, east and south consist of vacant parcels, agricultural uses, and single family dwellings on large lots. The Nisqually Valley Golf Course abuts the northeast corner. Berry Valley Road Southeast abuts the north portion of the west property line, and Durant Street abuts a portion of the north property line. Longmire Street SE dead ends at Durant Street and an extension of Longmire provides access to the dairy farm buildings 7 The site is a portion of the 1993 southwest Yeim annexation which also included the 1,300-acre Thurston Highlands property, the golf course, and 150 additional acres. As part of the annexation process, the City prepared an Environmental Impact Statement (EIS) that assessed the impacts of up to 5,000 dwelling units to include several potential master plan communities, including the present site. In 1994 owners of the 1,260-acre Thurston Highlands property and the present site obtained conceptual master plan approval for a master plan development which included both properties The City required preparation of a Supplemental Environmental Impact Statement (SEIS) prior to approval The applicant performed little, if any, work on the project, and in accordance with the Yelm Municipal Code (YMC), the approval lapsed after five years. In 1999 another previous owner submitted an application for a master plan development for the present 220-acre parcel which the Yelm City Council approved subject to the preservation of the right-of-way for a boulevard designed to serve the project However, the previous applicant did not meet City requirements, and the C+ty deemed the application withdrawn for lack of progress The present applicant, Tahoma Terra LLC., submitted its appl+cation on March 21, 2005 8 Phases 1 and 2, located east of Thompson Creek, consist of 55 acres Phase 1 will be developed into 89 single family residential homes, and Phase 2 is proposed for development into approximately 20 townhomes and 123 s+ngle family residential homes. In addition, Phase 2 will provide lots for five commercial -~- AGENDA ITEM 7 a Page 25 of 142 ITEM 7 a buildings and open space park areas assoaated with Thompson Creek. 9 The site plan shows Phase 1 located in the northeast corner of the site and access provided via Longmire Street and Berry Valley Road. Phase 2 is located to the west and south of Phase 1 and will take access from the same two roads. Upon development of future phases to the west of Thompson Creek, the applicant will construct the Tahoma Terra Boulevard along the north property line of Phase 1 and through the western portion of Phase 2. The boulevard will separate the commercial uses from the single family uses. A road extending south from Longmire Street along the east property line will provide access to approximately 20 townhomes located adjacent to the Nisqually Valley Golf Course. The abutting property owner to the south of the proposed townhomes requested a greater buffer width from her property line. Such will be addressed during the processing of a land use application covering Phase 2. The Final Master Plan shows a buffer width of approximately 50 feet. 1 CI. The Final Master Plan shows a grid street system with all lots accessing from internal plat roads and access to the commercial area provided directly from the bulkhead and from a driveway system between the critical areas and the buildings. The buildings will have pedestrian access from Tahoma Terra Boulevard. A large parking area serving the community park is shown near the intersection of Longmire Street and Tahoma Terra Boulevard. 11. Prior to obtaining Final Master Plan approval, the applicant must show that the request satisfies the applicable criteria set forth in Section 17.62.060 YMC. Findings on each criteria are hereby made as follows. A. The applicant has submitted maps and a text which show major development features and services for the first two phases. B The proposed Final Master Plan for Phases 1 and 2 provides all information required by Section 17.62.060(E) YMC as it sets forth the acreage within Phases 1 and 2, the total number of dwelling units, and the average number of dwelling units per acre (232 units on 55 acres) which calculates to a gross density of 4.2 dwelling units per acre. The conceptual site plan sets forth the acreage of open space including a separate figure for active recreation space and the percentage of the total area C The neighborhood commercial requirements set forth in the Final Master Plan Development guidelines set forth the approximate floor area and type of commeraal use. Said section authorizes a maximum building size of 30,000 square feet, maximum building footprint of 16,000 square feet, maximum impervious surface coverage of 70%, and building setback requirements Said plan presently shows four buildings of 24,000 square feet and one building of 4,800 square feet The present Final Master Plan -s- AGENDA ITEM 7 a Page 26 of 142 ITEM 7 approval application reflects five acres of commercial uses D The means by which the proposed master plan meets the objectives set forth m Section 17 62.020 YMC are the same as for the conceptual master plan, and findings thereon are incorporated by their reference as if set forth in full. 12. The Final Master Plan for the portion of the property east of Thompson Creek is compatible with the conceptual plan, assuming that the development guidelines are adopted throughout the entire area Said guidelines are consistent with the conceptual site plan and the City's comprehensive plan 13. According to the traffic impact study provided by Transportation Engineering Northwest, a qualified transportation engineering firm, Phases 1 and 2 at buildout will generate 512 p.m. peak hour trips and 5,120 average daily trips. Phase 1 will generate 90 p.m. peak hour trips and 850 average daily trips, and Phase 2 will add 422 p.m. peak hour trips and 4,270 average daily trips. Phase 2 includes 125 units of single family detached housing, 20 condominiums, a gas station with car wash, and 48,000 square feet of gross floor area for office/commercial building uses. The traffic analysis anticipates that 85% of the traffic will travel northeast to SR-510 and 15% southwest to SR-507. Traffic mitigation includes payment of the City's Transportation Facility Charge, the reconstruction of Longmire Street to a modified collector standard and construction of a center left turn lane on SR-510 at the Longmire Street intersection. Upon any development west of Thompson Creek, the applicant must construct the Killion Road extension which will include a traffic signal and left turn lanes on all four legs of the intersection with SR-510. The traffic engineer estimates that three different intersections will have a decreased level of service, and one turning movement will have an increased level of service. Development of additional phases resulting in the construction of Tahoma Terra Boulevard and the installation of a full service, traffic controlled intersection with SR-510 should significantly improve traffic movement CONCLUSIONS: The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. 2 The applicant has established that the request for Final Master Plan approval for Phases 1 and 2 satisfies all criteria set forth m Chapter 17 62 YMC, is consistent with the City Comprehensive Plan, and meets all other requirements of the YMC Therefore, the Final Master Plan should be approved and the Tahoma Terra Final Master Plan Development Guidelines should be adopted to cover development of Phases 1 and 2 RECOMMENDATION -9- AGENDA ITEM 7 a Page 27 of 142 ITEM 7.a It is hereby recommended to the Yelm City Council that the Final Master Plan of Phases 1 and 2 of the Tahoma Terra project be approved subject to adoption of the Final Master Plan Development Guidelines. ORDERED thlS 2"d day of August, 2005. STEPHEN K. CAUSSEAUX, JR. Hearing Examiner TRANSMITTED this 2"d day of August, 2005, to the following: APIPLICANT:Tahoma Terra LLC 4200 6th Avenue SE, Suite 301 Lacey, WA 98503 ENGINEER: SCA Consulting Group 4200 6th Avenue SE, Ste. 301 Lacey, WA 98503 OTIHERS: Jenise Mugler Darlene Baker 15009 Highway 507 SE P.O. Box 727 Yel~m, WA 98597 Yelm, WA 98597 Margaret Clapp 18~~09 Cook Road SE Yelm, WA 98597 Steven Chamberlain 4200 6th Avenue SE Lacey, WA 98057 Diane D'Acuti 19436 93~~ Avenue SE Yelm, WA 98597 George Swartz 2410 Crestline Drive NW Olympia, WA 98502 Henry and Jane Dragt 5815 95th Avenue SW Olympia, WA 98512 Jean Handley P.O Box 1657 Yelm, WA 98597 Larry Schamm 18217 Highway 507 SE Yelm, WA 98597 James Zukowski P O. Box 858 Yelm, WA 98597 -10- AGENDA ITEM 7 a Page 28 of 142 ITEM 7 a Rosalie Saecker 412 SW McKenzie Avenue Yelm, WA 98597 Bob Droll 4405 7~h Avenue SE Lacey, WA 98503 Mary Lou Clemens 15030 Longmire St Yelm, WA 98597 John Turner 545 Mcphee Road SW Olympia, WA 98502 Linda J Powell P O Box 891 Yelm, WA 98597 Gaye Newby 15105 Longmire Street SE Yelm, WA 98597 Curtis Smelser 1201 Third Avenue, Ste. 3400 Seattle, WA 98101 City of Yelm Tami Merriman 105 Yelm Avenue West P O Box 479 Yelm, WA 98597 -11- AGENDA ITEM 7 a Page 29 of 142 ITEM t a AGENDA ITEM 7 Page 30 of '14~ ITEM 7 a OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: SUB-05-0068-YL (part of MPD-05-0067-YL) APPLICANT:Tahoma Terra LLC 4200 6"' Avenue SE, Suite 301 Lacey, WA 98503 SUMMARY OF REQUEST: The applicant is preliminary plat approval to allow construction of 89 single family units, on approximately 20 acres. The applicant has applied for approval of a Conceptual Master Plan Development of approximately 220 acres, Final Master Plan approval for approximately 40 acres, and preliminary plat approval of approximately 20 acres. Included in the Final Master Site Plan is the completion of commercial space and developed open space SUMMARY OF DECISION Request 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 heanng was opened on July 11, 2005, at 9:00 a m 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 GRANT BECK appeared, presented the Community Development Department Staff Report, and testified that this southwest area of Yelm was annexed in 1993 as an MPC The City has a blank slat for development with uses consistent with the comprehensive -1- AGENDA ITEM 7 a Page 31 of 142 ITEM 7 a plan l~he MPC has its own zoning code with little direction for the first master plan The first subdivision must be consistent with the conceptual and final plan approval STEVE CHAMBERLAIN appeared on behalf of the request and testified that they have developed a conceptual plan for the entire 220 acres, a final plan for the area east of Thompson Creek, and a preliminary plat of 89 lots. The site previously supported a large dairy farm and was purchased for the MPC. The site is generally level with`rolling pasture east of the creek. To the west of the creek the topography ascends to a higher plateau covered with trees Soils on the site consist of topsoil and sand and gravel which are conducive to development. The dairy farm ceased operation m 1993 or 1994, but other cal;tle have grazed on the site since then. They will use a natural feature design incorporating the City design guidelines. They anticipate seven to ten years to develop the entire site. They will locate the commercial area east of the creek and townhouses with overlook the golf course. They anticipate between 700 and 1,200 dwelling units over the 220 acres. They will collect, treat, and discharge all stormwater drainage into the soil, and will have a few ponds in the good soil areas. Sanitary sewers will serve the project as well as a major arterial. The City will provide potable water and sanitary sewer service, and they will construct parks throughout the development. JEFF SCHRAMM, traffic engineer, appeared and testified that he has provided traffic studies for the past ten years and conducted such study for the entire MPC. He evaluated a conceptual analysis for all phases, and for Phases 1 and 2 east of the creek They will provide mitigation for this project in addition to the State and City plans. The entire traffic analysis and development for the annexation area were considered by the City and the State. The MDNS sets forth mitigating measures for traffic which includes an approximate $1 million dollar impact fee in addition to the road improvements. The 89 lot subdivision will require improvement of Longmire Street to Yelm Avenue to modified collector standards with shoulders and bike lanes They will improve the Yelm/Longmire intersection with a center turn lane. Future development will require an extension of Killion Road as a new road to serve the development. No development will occur west of the creek until the initial connection is made. They will also install a new traffic signal and will widen both roads These improvements will accommodate Phases 3 through 5. For the balance of the site they will improve Mosman Avenue and realign it to a four leg intersection which is also consistent with the City TIP. They will provide access to SR-510 by either Mosman or the new road connection to the south All of the improvements are consistent with the City's plans and methods of determining mitigation STEVE SHANEWISE appeared and testified that he is a wetland scientist and studied the wetlands on the site. A wetland near the south property line drains north to the creek and the creek channel is in the wetland All wetlands meet the definition of Category 2 for which the ordinance requires a 75 foot wide buffer, as compared with their 100 foot wide buffer They will construct ballfields, park, and lawn in the creek bottom, and will remove fill from the wetlands and will cross the creek with a badge. Construction will affect 5 to .6 acres of wetlands. They will restore two to four acres of drained wetlands -2- AGENDA ITEM 7 a Page 32 of 142 ITEM 7 a MR CHAMBERLAIN reappeared and testified that they will utilize purple pipe or recycled water from the sewer treatment plant for irrigation While the water is not considered drinkable, it is treated to that standard. BOB DROLL, landscape architect, appeared and testified that 80% of his work is in the park and recreational fields. Larger developments can impact a City. They propose 60 acres of open space and parks and about 25% will be developed into active recreational areas. The balance will consist of habitat and open space Neighborhood parks will contain playground apparatus for elementary children They will also have activities for adults and seniors to include over a mile of walking trails consisting of paved, boardwalk, and crushed rock. They will have pocket parks within subdivisions also. The main park will have two picnic shelters. MR. CHAMBERLAIN reappeared and testified that the applicant has 60 years experience in developing property and in home building. This will be the most unique development in the City and Quadrant Homes will build all of the residential dwellings. Phase 1 will consist of 89 lots. They will carry the same theme throughout the development starting with the residences in Phase 1 which will be single family residential exclusively. The primary access for the subdivision will be from Longer and they will work with adjoining property owners to minimize the impacts of construction. They will also bring utilities down Longer and will accommodate storm drainage on site. JIM STROTT, Quadrant Homes, testified that his company is the largest home builder in the State and that they offer an entry level product. They have a mix of lots on this site and buyers can determine the size and quality of the home They will have competitive pricing. They anticipate constructing two homes per week to manage the growth They anticipate home sizes of 1,800 square feet which will sell for between $150,000 and $175,000 and 3,200 square foot homes which will sell for $300,000 or more. MR. BECK reappeared and testified that SEPA review has required different conditions for different phases. They have tied the MDNS measures to the number of trips generated not to the phases. Police stations in the area are substandard and the applicant will pay a police facility charge of $310 per unit for replacement of the existing structure. Staff finds the project consistent with the comprehensive plan and the applicant had to provide more units to obtain the minimum four dwelling units per acre. The Land Use Element promotes mixed uses such as townhouses and neighborhood commercials, but not to compete with the downtown businesses. They will have a range of housing and housing prices They will also provide parks and open space, but install the parks before development as they go along The dairy farm had water rights and transferred them to the applicant. A condition of approval requires that development beyond the 89 units have a water transfer. The final development plan contains fixed development regulations for the phases covered. The Master Site Plan limits the size of the neighborhood commercial to ensure that it will not compete with downtown businesses. The pocket parks will be constructed in individual neighborhoods throughout all phases so that children don't need to go far from home. The subdivision conditions are straight forward and staff recommends approval subject to the -3- AGENDA ITEM 7 a Page 33 of 142 ITEM 7 a mitigating measures and conditions. MARGARET CLAPP appeared and testified that she is very impressed with the proposal and served on the Planning Commission during the southwest annexation This MPC is wl-iat the commission members desired, and it meets all of the tests to include significant open space. She wants to see the wetland mitigation work and believes the applicant has done a first class job and will provide all infrastructure. ` DIANE D'ACUTI appeared and concurs with Ms. Clapp. She did has transportation questions as she does not believe one stop light will handle the increased traffic. She also discussed the setbacks from Thompson Creek and ascertained that the applicant is vested under the old ordinance which requires {ess of a buffer. Thompson Creek will not flow unless someone cleans it out. Adding more water will cause the creek to back up and the streets to flood. JAMES ZUKOWSKI appeared, asked questions, and obtained the following answers. The conceptual plan covers 220 acres and will result in construction of 800 to 1,200 residential units. The final plan covering the area east of the creek will result in approximately 216 unMts to include townhomes and commercial. He believes the Mosman extension a problem dine to ownership issues. The critical areas located at the north end of the Thompson baNlfields are still within a 100 foot buffer. He questioned the geotechnical hazard area for the extension of the boulevard. He questioned how trails would cross the creek and whether the picnic shelters would be for general citizen use or just for residents of the MPC and who is in charge. JEAN HANDLEY appeared and testified that she was at the last Planning Commission meeting which updated the Critical Areas Ordinance. Now a subcommittee will testify as to the new regulations. The present regulations are outdated and she is concerned about retention of trees and the road widening She questioned the source of funds which the City wilN use to build improvements. With the new population growth, Yelm will compete with other cities for grants. No one has discussed the impact on the fire department, but it will have a large impact and create a large burden. The fire department may need another building in addition to the police department. She questioned whether emergency vehicle access would be a problem for the lots If an earthquake occurs, the State will not have any funds for this project The City should stop the MPC if the State can't fund the improvements She referred to the United States Supreme Court decision in the Mosman Road issue and requested a condition prohibiting the City from exercising eminent domain HENRY DRAGT appeared and testified that he owned and ran the dairy on the site, and sold the property in December. The sale was a fulfillment of his plans for the site since 1993 The City annexed the parcel in October, 2004, and approved the southwest area for a conceptual master plan for development to include this parcel The critical areas study determined no significant impact. He believes the plan a great benefit for the City. JENISE MUGLER appeared and testified that she owns the property south of the -4- AGENDA ITEM ~' a Page 34 of 142 ITEM 7 a development and that the MDNS is out of date. In 1999 the checklist showed the development plans with more open space along the borders The townhouses have now changed to a high density development. The applicant must revisit the plan as the apartments are shown right on her property line along the south border The creek goes through the corner and she desires more open space Either offset the apartments or provide a greenbelt. The apartments are part of Phase 2 ROSALIE SAECKER appeared and testified that she regularly uses Longmire. The applicant should construct all road improvements to include bike paths and sidewalks along Longmire. They should provide a bus stop at Yelm Avenue and Longmire. She questioned how the development will minimize traffic on Berry Valley Road. GEORGE SWARTZ appeared and testified that he owns the property shown by red line and that he was left out of the loop. His concern is eminent domain because his parcel is necessary to extend Mosman Street. MR. CHAMBERLAIN reappeared and testified that the current code requires a buffer of 75 feet, but they have expanded the buffer to at least 100 feet. The ballfields are outside of the 100 foot buffer. The impact of cattle on the creek is considerably greater than urban deve-opment. Their development will be compatible with the creek. Phase 1 consists of 89 lots. The picnic shelters are primarily for the use of the residents, but others can use them as well The homeowner's association can rent the shelters to outside organizations. Trees lost on the site will be due to roads and development, but they will not lose that many trees The site was logged many years ago, and they will replant trees where they can. The development will pay for its impacts with the taxes, impact fees, and required mitigation They have worked with the City to mitigate impacts on the fire department and police department. They are looking at an area within the commercial portion of the MPC for the police department. They do not want to compete with downtown business. They do not propose a big box store, just neighborhood area uses Such would prevent residents from having to go to SR-510 or SR-507. The townhomes can enhance the MPC by providing a mixed residential use The townhomes are compatible with the creek and the golf course and will contain 18 to 20 units. They have no other opportunities for townhomes on Phases 1 and 2. All internal roads will have sidewalks and bike paths Longmire will be the preferred route which will keep traffic off of Berry Valley. The timing of construction will direct traffic to the boulevard, and neither Longmire nor Berry Valley will serve as the main access. They will regrade the steep areas to balance the site to minimize traffic during the construction period. They have elevated the trails through the wetlands and across the creek Critical areas abut the south side of the site, and the nearest townhouse will be set back 50 feet from the property line. MR. BECK reappeared and testified that both the comprehensive plan and GMA require the applicant to use the best available science Wetland restoration is a big part of the project Impacts on the fire department had a large amount of discussion in the MDNS, but the City can't ~ustity the use of impact fees The issue is the number of firefighters and not the fire department's capital facilities The fire department has no plan to increase capital facilities. -5- AGENDA ITEM 7 a Page 35 of 142 ITEM 7 a Most of the infrastructure will be located m Thurston Highlands and will be in place for that development. They could condition the south property line setback. The standards for that development are in the guidelines. They could codify that requirement which would concern the non-golf course property. The State does not allow eminent domain for business or economic purposes. The decision on Mosman is seven to ten years down the road. MS. MUGLER reappeared and testified that the townhouses should measure 100 feet from the off-site wetlands. M:>. HANDLEY reappeared and testified that the applicant evaluated the creek in a drought and did not get a true picture of its flow. M:>. KELLY PETERSON appeared and questioned the impact of 1,200 homes on the water supply. MFt. BECK testified that the City would have the right to the water, but the depth of withdrawal is not decided. The City could draw from other aquifers. M:>. NEWBY appeared and testified that she resides on Longmire Street and that trucks pass 25 feet from her window. A restaurant already exists at the Killion extension. She sees years of traffic and wants Berry Valley extended. DA,RLENE BAKER appeared and testified regarding drinking water wells. No one spoke further in this matter and so the Examiner took the request under advisement 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 The City's SEPA Responsible Official issued and published a Mitigated Determination of Nonsignificance on May 24, 2005, based on Section 197-11-158 WAC 3 A Notice of Public Hearing was mailed to the applicant and parties of record on June -6- AGENDA ITEM 7 a Page 36 of 142 ITEM 7 a 20, 2005. This notice was also posted at City Hall and on the City of Yelm web site on the same date, and published in the Nisqually Valley News on June 24, 2005 4. The applicant has a possessory ownership interest in an irregularly shaped, 15 acre parcel of property abutting the west side of Durant Street, the south side of Berry Valley Road, and the north side of Longmire Street within the southwest portion of the City of Yelm. The applicant requests preliminary plat approval to allow subdivision of the site into 89 single family residential lots with an average lot size of 5,500 square feet. 5. The proposed preliminary plat is Phase 1 of the Tahoma Terra Master Planned Community (MPC) which contemplates between 800 and 1,200 residential units on 220 acres. Tahoma Terra has received conceptual master plan approval for the entire 220 acres and final master plan approval for Phases 1 and 2 located east of Thompson Creek. The preliminary plat is in accordance with the approved final master plan. 6. The preliminary plat map shows access provided from Longmire Street and Berry Valley Road. An intemal plat road extends between said roads and four internal plat roads extend to the west property line of Phase 1 and will provide access into Phase 2 upon its development 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 at a density of 5.9 dwelling units per gross acre Said classification provides building height, off-street parking, lot access, and setback requirements which all lots and structures thereon 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 no open space, the Tahoma Terra MPC provides approximately 60 acres of open space land which includes Thompson Creek and its associated floodplain and wetland system. The applicant will enhance this area with park facilities and footpaths 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 larger park serving the subdivisions. Such will ensure that the plat makes appropriate provision for open spaces, parks and recreation, and playgrounds 8 A mitigating measures 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, local access, -~- AGENDA ITEM 7 a Page 37 of 142 ITEM 7 a 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 sidewalk on one side of the street, and street lighting. The applicant will dedicate all streets to the City upon final plat approval. As previously found, the subdivision provides for continuation of streets to adjoining subdivisions. The conceptual plan shows a street grid system and continuation of all streets throughout future development within the MPC. The preliminary plat will comply with the City's Transportation Facility Charge, and will also construct the traffic improvements required by the MDNS. These measures include the reconstruction of Longmire Street to a modified collector standard from the project entry to SR-510 Furthermore, the MDNS requires that prior to approval of any development permit which includes the 90~' peak p.m. trip generated from the project, the applicant must construct a center left turn Pane on SR-510 at the Longmire Street intersection with sufficient storage to serve anticipated traffic volumes. According to the applicant's traffic study, Phase 1 will generate 90 p.m peak hour trips, and therefore prior to final plat approval, the applicant must reconstruct Longmire Street and install a center left turn lane. Such improvements and payments will ensure that the Phase 1 preliminary plat makes appropriate provision for streets, roads, alleys, and other public ways. 10. The City of Yelm will provide both domestic and fire flow to the site, and the applicant will decommission any existing water wells pursuant to Department of Ecology (DOE) standards. The applicant will assign/dedicate water rights associated with said wells to the City which shall use said water to supply Phase 1. The applicant will also use reclaimed water from the City's wastewater treatment plant for irrigation, decorative fountains, street cleaning, dust control, firefighting, 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 storm water drainage system to City standards as set forth m the 1992 Department of Ecology stormwater Manual Said standards requires 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 appi~cant will construct sidewalks on at least one side of internal plat roads and will provide adequate street lighting to include street lights at internal street intersections and pedestrian scale fighting along internal portions of residential streets. The plat makes appropnate provision for safe walking conditions 13 The applicant will comply with all City landscaping standards and has proposed a -s- AGENDA ITEM 7 a Page 38 of 142 ITEM 7 a street tree planting plan which incorporates such requirements The applicant will also landscape the open space areas and storm water facilities The perimeter must have Type 2 landscaping or a fence. CONCLUSIONS: The Hearing Examiner has jurisdiction to consider and decide the issLes 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 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 proponent shall comply with the mitigation requirements of the MDNS issued on May 24, 2005, which include: The developer shall mitigate transportation impacts through the payment of a transportation facility 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 project entry to Yelm Avenue West (SR 510) o Prior to the approval of any development permit (including a -9- AGENDA ITEM 7 a Page 39 of 142 ITEM 7 a final subdivision) which 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 1,301st 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 associated 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 Planned -lo- AGENDA ITEM 7 a Page 40 of 142 ITEM 7 a 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 site 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-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 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. -11- AGENDA ITEM 7 a Page 41 of 142 ITEM 7 a 3 The existing wells shall be abandoned per Washington State Department of Ecology standards Any water rights associated with the we{I 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 Npocket park" for the preliminary plat of 89 lots, and the completion of the proposed three (3) acres of open space area located at the southwest end of Longmire Street 9. The proponent 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 m the Final Master Plan Approval. Best Management Practices (BMP's) are required during construction. 10 The final stormwater plan shall be submitted with avif engineering plans and shall include an operation and maintenance plan 11 Storm water facilities shall be located m a separate recorded tract owned and maintained by the homeowners association. 12 All roof drain runoff shall be infiltrated on each lot utilizing individual drywells 13 The stormwater system sha11 be held in common by the Homeowners Association The Homeowners Agreement shalt include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities -12- AGENDA ITEM 7 a Page 42 of 142 ITEM 7 a 14 The proponent 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. 15 The proponent shall submit fire flow calculations for all existing and proposed hydrants All hydrants must meet minimum City standards 16 The proponent shall be responsible for the installation of hydrant locks on all fire hydrants required and installed as part of development The proponent 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. 17 Street lighting will be required. Civil plan submittal shall include a lighting design plan for review and approval. 18 Prior to the submission of final plat application, the proponent will provide the Community Development Department an addressing map for approval 19 Prior to the submission of final plat application, a subdivision name must be reserved with the Thurston County Auditor's Office. 20 The proponent shall submit a final landscaping and Irrigation plan for this plat, along with the phased open space improvements with civil engineering plans 21 The proponent 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. DECISION The request for preliminary plat approval of Phase 1 of the Tahoma Terra Master Planned Community is hereby granted subject to the conditions contained In the conclusions above. ORDERED this 2"d day of August, 2005 STEPHEN K. CAUSSEAUX, JR. Hearing Examiner TRANSMITTED this 2"d day of August, 2005, to the following -13- AGENDA ITEM 7 a Page 43 of 14~ ITEM 7.a APPLICANT Tahoma Terra LLC 4200 6th Avenue SE, Suite 301 Lacey, WA 98503 ENGINEER. SCA Consulting Group 4200 6th Avenue SE, Ste. 301 Lacey, WA 98503 Ol'HERS: Jen-se Mugler Darlene Baker 15()09 Highway 507 SE P.O. Box 727 Yelm, WA 98597 Yefm, WA 98597 Margaret Clapp Henry and Jane Dragt 18309 Cook Road SE 5815 95th Avenue SW Yelm, WA 98597 Olympia, WA 98512 Steven Chamberlain Jean Handley 4200 6~h Avenue SE P.O. Box 1657 Lacey, WA 98057 ~ Yelm, WA 98597 D-a~ne D'Acuti Larry Schamm 19436 93`d Avenue SE 18217 Highway 507 SE Yelm, WA 98597 Yelm, WA 98597 George Swartz James Zukowski 24'10 Crestline Drive NW P.O. Box 858 Olympia, WA 98502 Yelm, WA 98597 Rosalie Saecker Linda J. Powell 412 SW McKenzie Avenue P.O Box 891 Yelm, WA 98597 Yelm, WA 98597 Bolo Droll Gaye Newby 44C-5 7th Avenue SE 15105 Longmire Street SE Lacey, WA 98503 Yelm, WA 98597 Mary Lou Clemens Curtis Smelser 15C-30 Longmire St 1201 Third Avenue, Ste 3400 Yefm, WA 98597 Seattle, WA 98101 John Turner City of Yelm 545 Mcphee Road SW Tami Merriman Olympia, WA 98502 105 Yefm Avenue West -14- AGENDA ITEM 7 a Page 44 of 142 ITEM 7 P O. Box 479 Yelm, WA 98597 -15- AGENDA ITEM 7 a Page 45 of 142. ITEM 7 a. CASE NO.: SUB-05-0068-YL (part of MPD-05-0067-YL) NOTICE 1 RECONSIDERATION Any interested party or agency otrecord, 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 August 15, 2005 (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 aclion as he deems proper The hearing examiner may request further information which -16- AGENDA ITEM 7 a Page 46 of 142 ITEM 7 a 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. -1~- AGENDA ITEM 7 a Page 47 of 142 ITEM 7 AGENDA ITEM 7 a Page 48 of 142 I of TliE p ~~' . ~~'~ 4 ns ;~, ~ ~~~ ~ YELM~ ~~ WASHINGTON STAFF REPORT ITEM 7 a City of Yelm Community Development Department Case Number MPD-05-0067-YL Applicant Tahoma Terra LLC 4200 6th Avenue SE, Suite 301 Lacey, WA 98503 Agent Steve Chamberlain, P.E. Request: Conceptual Master Site Plan Approval Recommendation: Approval with Conditions Table of Contents Table of Contents ................................................................................................. .......... 1 Proposal and History ............................................................................................. .......... 2 Public Notices -------------------•--------......................................................................... .......... 4 State Environmental Policy Act ........................................................................... .......... 5 Master Plan Development Process .................................................................... ........ 8 Applicable Comprehensive Plan Goals and Policies ....................... ....... .. .. ..... .. 9 Growth Management Act Planning Parameters ............ ......... ....................... ......... 9 Land Use ....................................................................................................... ........10 Housing ............................................................................................ ....... .......11 Public Facilities and Utilities ............................................................................ ........13 Transportation ................. ...................................... .................. ..... ....... 14 Parks and Open Space .... .. ............................................. .......... ....... ....... 22 Siting Essential Public Facilities ................................................................. ...... 23 Environment ....... ...................................... ........ .... ......... ...... . .....24 Water Rights ........ ...... ........ ..-. .... ..- ..... -- ... ..-- - .. . 33 Community Development Department Recommendation ... ................. ...... ...... 34 AGENDA ITEM 7 a Page 49 of 142 {TEM 7.a Proposal and History Tahoma Terra LLC has made application for a Master Plan Development on a 220 acre parcel of land located south of Berry Valley Road and east of Longmire Street Concurrently with the Conceptual approval, Tahoma Terra has applied fof a final master site plan for the portion of the property east of Thompson Creek-and a preliminary subdivision of 89 lots within the final master site plan area. This report analyzes the conceptual master site plan The Conceptual Master Site Plan for the Master Plan Development includes areas idE:ntified for single family dwellings, multi-family dwellings, town homes, a community park and recreation area, and neighborhood commercial. The proposal would provide between 880 and 1,200 housing units upon completion. The property was annexed into the City of Yelm in 1993, as part of the larger Southwest Yelm Annexation, which included the subject property, the approximately 1,300 acre Thurston Highlands property, the Nisqually Valley Golf Course, and approximately 150 acres of parcels 40 acres or less surrounding these larger parcels. That annexation contemplated a Master Planned Community of the Thurston Highlands property, a 1,260 acre parcel located south of the subject site. The annexation included the preparation of an Environmental Impact Statement that reviewed the impacts of up to 5,G00 dwellings within the annexation area, in several potential Master Planned Communities, including the Tahoma Terra site In 1994, the owners of the Thurston Highlands applied for and received conceptua{ master site plan approval for a Master Plan Development that included both properties. This application included the preparation of a supplemental environmental impact statement This approval was conditioned on an application by the City to the Washington State Department of Ecology for additional water rights sufficient to serve the proposed Master Plan Development. These water rights applications are still pending and the conceptual approval expired in 1997 (at the time, the conceptual approval was only valid for 5 years, but has since been changed to 10) In 1999, an application was submitted for a new Master Plan Development for the subject property This application was recommended for approval by the Planning Commission with the condition that prior to approval of the conceptual plan by the City Council the applicant should preserve the right-of-way required for the Boulevard de~;igned to serve the proposed Master Plan Development This requirement was not met and the City eventually determined that the application had been withdrawn for lack of K>rogress on May 5, 2004 June 28, 2005 Pa9l.~~it~~A ITEM 7 ~! H Page 50 of 14~ ITEM 7.a Site Characteristics The property is approximately 220 acres in area and is the site of the former Dragt family dairy, which was an active dairy farm for many years and which ceased operation in 1993. Thompson Creek, which is a Type F stream, bisects the property and includes an associated 100 year floodplain, wetlands, and a potential high ground water flooding area. There is an existing crossing of the creek that has been used in years past as part of the dairy operation. The property contains some timber areas in the northwest and southeast corners. The property is relatively flat on the portion east of Thompson Creek, with an elevation change of around 20 feet from the creek corridor to Durant Street. On the western side of the creek, the property contains more relief with elevations changing up to 50 feet with bluffs of 20 to 30 feet. Geologically, the western portion of the property is Glacial outwash, gravel and the eastern portion is Glacial till. The property was occupied by a home and outbuildings associated with the former dairy operation at the time of application, all located east of the creek. June 28, 2005 Pafl C~C.ft~~A ITEM 7 a /i Page 51 of 142 ITEM 7.a Public Notices A Nonce of Application was mailed to local and state agencies, and surrounding property owners within 1,000 feet of the subject site on April 1, 2005. -This notice was also posted at City Hall on the same date and posted on the City of Yefm web site on April 26 The Mitigated Determination of Non-significance was mailed to agencies with jurisdiction and environmental expertise on May 26, 2005. This determination was also posted at City Hall and on the City of Yelm web site on the same date, and published in the Nisqually Valley News on May 27. A Notice of Public Hearing was mailed to the applicant and parties of record on June 20, 2005. This notice was also posted at City Hall and on the City of Yelm web site on the same date, and published in the Nisqually Valley News on June 24, 2005. June 28, 2005 Pa!-1l~~ft~~A ITEM 7 a Page 52 of 142 ITEM 7 a State Environmental Policy Act The City's SEPA Responsible Official issued and published a Mitigated Determination of Non-Significance on May 24, 2005, based on Section 197-11-158 WAC. This Mitigated Determination of Non-Significance is based on the project as proposed arfd the impacts and potential mitigation measures reflected in the applicant's environmental documents In addition, pursuant to Section 197-11-754 WAC, the following documents were adopted by reference: / Final Environmental Impact Statement, January 1995, City of Yelm Comprehensive Plan and Joint Plan with Thurston County. / Final Environmental Impact Statement, March 1993, Southwest Yelm Annexation. / Addendum to the Final Environmental Impact Statement for the Southwest Yelm Annexation, July 1994, Thurston Highlands Master Plan Application. / Environmental Checklist and Mitigated Determination of Non-Significance, September 1999, Prairie View Master Plan. / Critical Areas Study, December 1997, IES Associates Environmental documents submitted as part of the application include / Expanded Environmental Checklist, March 2005, SCA Consulting Group / Updated Wetlands Analysis, March 2005, The Coot Company / Preliminary Drainage and Erosion Control Report, March 2005, SCA Consulting Group / Transportation Impact Analysis, February 2005, Transportation Engineering NW The MDNS contained the following conditions: The developer shall mitigate transportation impacts through the payment of a transportation facility charge (TFC) pursuant to Chapter 15 40 YMC. The fee shall be paid at the time of building permit issuance. 2 The applicant shall be responsible for the following transportation improvements / Prior to the final subdivision approval of any lots the applicant shall reconstruct Longmire Street to a modified collector standard from the project entry to Yelm Avenue West (SR 510). / Prior to the approval of any development permit (including a final subdivision) which 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 / Prior to the approval of any development permit (including a final subdivision) which includes the 513th peak P.M trip generated from the project, June 28, 2005 Pa f ~~~t~~A ITEM 7 a Page 53 of 142 ITEM 7 a 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. / Pnor 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 / Prior to the approval of any development permit (including a final subdivision} which includes the 1,301st 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 Yeim and Washington Department of Transportation. 3. To mitigate previous impacts from agricultural activities to surface waters, plant communities and animal communities along the Thompson Creek corridor and its associated 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 Planned Community. 4 The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. 5. 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 site 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 suffiaent to serve the projected density of the City, its urban growth area, and the subject property. ~~n~ zs, zoos Pa~~~rl~~A ITEM 7 a Page 54 of 142 ITEM 7 a 6 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: / will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions; / will not adversely impact other critical areas; / are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than pre-development conditions; / are certified as safe as designed by a qualified engineer or geologist. 7. 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. June 28, 2005 qe~ PaHC~~ft~~A ITEM 7 a Page 55 of 142 ITEM 7 a Master Pian Development Process Approval of a Master Plan Development is a three step process. F+rst is the review of a Conceptual Master S+te Plan The purpose of conceptual review and approval is to establish general land use policies to guide detailed planning for and development of the master plan area. The conceptual plan identifies the generalized lard uses, transportation c+rculation routes and services proposed for the site. Review of a conceptual master site plan +s performed initially by the hearing examiner. The examiner reviews the appl+cation for consistency with the comprehensive plan and thE~ City's other plans and policies. The examiner makes a recommendation regarding thE: conceptual master site plan to the City Council for final action. Upon conceptual approval by the City Council, the proposed master plan boundaries, proposed use districts, transportation routes and case file number are identified on the off+cial zoning map. Next is review of a Final Master Site Plan, which consists of maps and text which indicate major development features and services for the entire site included in the final master site plan, +ncluding a schedule indicat+ng phasing of development and the means of financing services for the site A complete final master plan for the entire conceptual master site plan area must be submitted within 10 years of conceptual approval. The master plan is reviewed by the hearing examiner who makes a recommendation to the City Council for final action. The examiner conducts a public hearing and determines if the plan is consistent with the conceptual approval and complies with the policies of the comprehensive plan, and the purposes of Section 17.62 020 A decision by the C+ty Council approving a final master s+te plan shall be accompanied by a schedule for periodic review of the master plan by the examiner not less than once evE~ry five years following approval until development of the master plan is substantially complete Finally, development appl+cat+ons within the Master Plan Development are reviewed through their required review processes, but are reviewed for consistency with the provisions of the conceptual and final master site plan approvals June zs, zoo5 Pa~~~ft~~A ITEM 7 a Page 56 of 14? ITEM 7 a Applicable Comprehensive Plan Goals and Policies The primary criteria for conceptual approval of a Master Plan Development is consistency with` the goals and policies of the Comprehensive Plan. Applicable goals and policies are cited below and how the proposed conceptual plan is consistent with these goals and policies are cited below Growth Management Act Planning Parameters The Southwest Planning Area is bounded by Fort Lewis on the west, 93 Ave SW and Highway 507 on the north, Highway 510 on the east, and the City Limits on the south. (Chapter 11, Section 3.D.3j Urban Growth. More than 90% of the Southwest Planning Area is included within the City of Yelm as part of the Southwest Yelm Annexation Area. The area is being planned as the Thurston Highlands Community. The area will have a mix of single family and multifamily residential uses as well as open space, parks, school sites, and commercial spaces. The overall average density of the Planned Community is 3.5 units per acre. (Chapter ll, Section 3.D.3.a] The Tahoma Terra Master Plan is comprised of 220 acres within the existing City limits and the Southwest Yelm Planning Area. The proposed project includes a mix of single family and multifamily residential uses, open space, parks and neighborhood commercial uses. The overall density of the project will be a minimum of four units per net developable acre (critical areas excluded). Municipal Utilities All of the growth in the Southwest Planning Area is planned to be served by sewer and water from the City of Yelm. Any on- site systems approved in advance of sewer approval will be required to participate in and hook up to the extended sewers and would be subject to the City septic maintenance uf~lity. The area is projected to contain a main water reservoir for the City, as well as a storage facility integrated into the golf course ponds, for irrigation water storage The irrigation water maybe recycled from the City`s water treatment facility. (Chapter ll, Section 3 D.3 bJ Tahoma Terra will be served by Yelm municipal utilities, water, sewer and reclaimed water, consistent with the corresponding utility comprehensive plans. These utility plans have anticipated urban levels of development in the Southwest Planning Area and adequate provisions for utility extension have been planned Detailed plans for the extension of utilities should be submitted to and approved by the City prior to any development approvals within a final master site plan area Dune 2s, 2oos Pade~Ent-~~A ITEM 7 a Page 57 of 142 ITEM 7.a Land Use Commercial. Yelm has identified three levels of commercial categories to meet community needs: Neighborhood Service/Professional. Office, Genera! Retail/Commercial Core, and a Commercial Service district (larger and more intensive commercial uses, including auto and machine oriented, modular housing, and recreational sales, service, and repair. (Chapter lll, Section 8 2 c] The Tahoma Terra Master Plan proposes commercial uses that are designed to serve the proposed Master Plan Development and up to 1,200 residential units, but do not compete with the downtown core of Yelm or draw patrons from other residential districts in the City. Based on this, the proposed commercial uses are between the neighborhood commercial and general retail defined by the Comprehensive Plan and can be provided through allowing the uses of the general retail zoning districts limitations on the size of buildings in order to ensure that a new commercial core is not created Prior to the approval of residential dwelling units west of Thompson Creek, the neighborhood commercial center should be improved and ready for the construction of commercial buildings. Improved means that any applicable land use or land division approvals have been issued and all required site improvements for the land use or land division approval has been completed. Yelm has identified two land use designations or categories which reflect public ownership of the land or land permanently set aside as dedicated open space or critical areas. Public purpose lands which are presently identified are shown on the Future Land Use Map, Map #3. (Chapter lll, Section 8.2. e] Tahoma Terra will be providing approximately 60 acres of permanent open space with passive and active recreational opportunities. Open space improvements have been proposed by the applicant as depicted in the open space plan and include ball fields, play structures, walking trails, habitat viewing and other improvements These open space areas are intended to serve all residents of Ye1m and therefore, the proposed improvements are consistent with the above stated goals and policies Land equivalent to five percent of the gross area of each Final Master Plan application steal{ be developed within the community park area June za. 2oos Pa9~~~{t~~A ITEM 7 a Page 58 of 142 ITEM 7 a Housing Encourage a variety of housing types and densities and a range of affordable housing. . Policy 1-3: Encourage opportunities for a range of housing costs to enable housing for all segments of the population Policy 1-4: Encourage the provision of adequate affordable building sites through appropriate zoning, infrastructure, and the overall regulatory climate. Policy 1-5: Permit a variety of housing types within the residential and mixed use designations to promote the range of alternatives within the community, including but not limited to government assisted housing, housing for low-income families, manufactured housing, multi-family housing, group and foster homes. (Chapter IV, Section C, Goal 1J. Tahoma Terra proposes a full range of housing types, styles and size which should attract customers from varying income and age levels. Neighborhoods will have different characteristics that may encourage young families with children or older active adults. There will be opportunities for residents to own a single family home, a townhouse or condominium as well as to rent an apartment or townhouse unit. In each individual neighborhood, a variety of lot sizes are proposed that will dictate different house sizes and therefore, different house prices. The multi-family element will provide for smaller and, therefore, more affordable housing choices The multi-family element of the master plan represents approximately fourteen percent of the total projected housing units. To ensure a variety of affordable housing opportunities, 48 multi-family units should be constructed for every 300 single family (detached and townhouse) units The first 48 multi-family units should be under construction prior to the 301st SF unit with another 48 multi-family units started for every 300 single family units started The applicant has the option of building the multi-family units at a faster pace if desired Encourage housing with a pedestrian orientation in order to promote a sense of community and safety. Policy 2-1: Review the zoning ordinance and development standards to ensure residents can safely walk to points throughout the City (Chapter IV, Section C, Goal 2J Sidewalks, pathways, and trails are all important features of the Tahoma Terra Master Plan as shown on the master plan and open space figures Sidewalks are proposed along all internal streets and new sidewalks are being constructed along current City June 28, 2005 F a f 9~~~t~~A ITEM 7 a Page 59 of 142 ITEM 7 a streets to provide a safe pedestrian route for residents of Tahoma Terra into the heart of YE;Im An extensive network of pathways and trails are proposed within the open space areas for pedestrians, bicycles and other forms of recreation. These trails form a serves of loops and connect back in to the sidewalk system All sidewalks arid most trails will have lighting to provide safety and security Meet County-wide planning policy requirements to ensure a fair share of affordable housing. Policy 3-1: Yelm and Thurston County shat! encourage a variety of housing types in the residential designations to assure choice, opportunity, and availability of a fair share of affordable housing throughout the community. (Chapter IV, Section C, Goal 3J. Tahoma Terra is providing a range of housing types and sizes to ensure a reasonable opportunity for choice and affordability. The multi-family element will provide for smaller and, therefore, more affordable housing choices for those customers unable to purchase a new home Encourage housing that meets adequate safety standards. Policy 4-1: Continue to adopt the most up-to-date and safest building, housing, mechanical and other codes. (Chapter IV, Section C, Goal 4J. The City of Yelm has recently adopted the most updated version of the International Building Code and International Residential Code which replaced the former Uniform Building Code. All new structures will be required to build to these latest safety standards. Promote energy efficient housing to reduce the overall costs of home ownership Policy 5-2: Periodically review energy efficiency requirements adopted by the Crty to ensure that they are up-to-date Policy 5-3 Promote residential subdrv-sion designs that maximize solar healing opportunities Policy 5-4 Accessory dwelling units should be permitted rn all residential zones, within the City, provided that development standards and design criteria are satisfied (Chapter IV, Section C, Goat 5J. New homes and commercial buildings will have to meet Washington State Energy Code requirements to help ensure energy efficient building construction. June 28, 2005 Pag~~~fr~~A ITEM 7 a Page 60 of 142 ITEM 7 a Public Facilities and Utilities To facilitate the development and maintenance of all public facilities and utilities at the appropriate levels of service to accommodate the growth that is anticipated to occur in the City of Yelm. Policy 1-1: The serving utility shall determine the sequence of implementing components of the utility plan as contained herein. (Chapter V, Section E, Goa11 J. The Tahoma Terra proposal is subject to the City's Capital Facilities Plan which addresses the timely expansion of the City's infrastructure systems, such as water mains, sewer mains, reclaimed water, roads and other public facilities These plans outline the orderly extension of utilities, their size, location and other parameters that will provide and ensure an appropriate level of service. Specific improvements and line sizes, consistent with the intent of the plans, must be determined through the submission of infrastructure plans approved by the City prior to development within an area which has been given final master site plan approval. To facilitate the provision of public facilities and utilities and to ensure environmentally sensitive, safe, and reliable service, that is aesthetically compatible with the surrounding land uses and results in reasonable economic costs to consumers. Policy 2-1: Promote when reasonably feasible co-location of new public and private utility distribution facilities in shared trenches and coordination of construction timing to minimize construction-related disruptions to the public and reduce the cost to the public of utility delivery. Provide timely effective notice to utilities to encourage coordination of public and private utility trenching activities for new construction and maintenance and repair of existing roads. Policy 2-2' Promote the joint use of transportation rights of way and utility corridors, where possible, provided that such joint use is consistent with l~m-tations as may be prescribed by applicable law and prudent utility practice Policy 2-3' Require the undergrounding of a!I new electrical distribution and communication lines where reasonably feasible. Encourage the undergrounding of all existing electrical distribution and communication lines when it is reasonably feasible Undergrounding shall be in accordance with rates and tariffs applicable to the serving utility June 28, 2005 Pa9~CiCft~~A ITEM 7 a Page 61 of 14~ ITEM 7.a Policy 2-4. Require tl~e reasonable screening and/or architecturally compatible integration of all new site specific above ground facilities jchapter V, Section E, Goal 2J. Public and private utility extensions proposed for extension into Tahofia Terra (and eventually into the rest of the Southwest Yelm Annexation area) are-being coordinated between the applicant, City staff and the appropriate private utility provider. All City owned utilities (water, sewer, and reclaimed water) are being placed within new City right-of-ways. Private utilities (power, gas, phone and cable) located within Tahoma Terra are generally being installed parallel to new City right-of-way but located in private utility easements on private property. R!I utilities are being installed underground Tr;~nsportation A transportation system that is compatible with neighboring cities, Thurston County, Washington State, and other transportation providers. Coordination GoalJ. To encourage public participation in all transportation-related decisions. The City has developed this transportation plan with the assistance of a Transportation Advisory Committee. This committee includes representatives of the City Council, Yelm Planning Commission, City staff, Thurston Regional Planning Council, the Washington State Department of Transportation, citizens-at-large and the business community. The City established Phis committee to prepare this plan. The City will continue to employ a similar committee to advise the Planning Commission and periodically update the plan. The City will encourage public participation in the transportation planning and design process through open workshops and public hearings jCoordination Policy 7J To coordinate planning, construction, and operations of transportation facilities and programs. This will support and complement tl~e transportation functions of the State, Thurston Regional Planning Council (TRPC), adjacent counties, neighboring cities, Intercity Transit, and other entities responsible for transportation facilities and services in the Yelm Urban Growth Area This coordination will be achieved by. / Participating in the transportation-related activities of TRPC; / Working with other~urisdictions to plan, fund, and implement multi- ~unsdretiona! projects necessary to meet shared transportation needs (including nght-of-way preservation and purchase), and / Making transportation decisions consistent with this transportation plan and with the State, TRPC, and neighboring ~unsdretions. / The City will use data from the Thurston Regional Planning Council to develop and plan transpoitat~on projects consistent with those June 28, 2005 Pa9~~iE~t~~A ITEM i a Page 62 or` 142 ITEM 7 a contained in this plan Yelm Comprehensive Transportation Plan July 2001 Page 11. (Coordination Policy 2] To cooperate with neighboring jurisdictions, Thurston and Pierce Counties, and the Washington State Department of Transportation to address regional transportation issues. These include: -- / Regional air, rail and water transportation facilities and services; / Operation of and improvements to the state highway network; / Improvements to roadways connecting Yelm to the surrounding region; including SR-510 to Lacey, SR-507 to Spanaway, and SR- 507 to Centralia; / Improved access to Fort Lewis and other employment centers; / Improved access to Interstate 5 through the Nisqually Valley area or via other routes; and / Transit connections fo the region's urban centers. / Transportation facilities and services of statewide significance. (Coordination Policy 3] To coordinate planning and operation of Yelm's transportation system to provide efficient and varied means of transportation, and service connections and transfers at designated points. The City will coordinate with Intercity Transit to provide transit connections between Yelm and other parts of Thurston County. The City will open discussions with Pierce Transit to learn the feasibility of providing service between Yelm and the Pierce County urban centers. The City will provide facilities for pedestrians and bicyclists on the City's street system (Coordination Policy 4] Tahoma Terra has prepared a detailed Traffic Impact Analysis which explains how the applicant has addressed the policies under this Goal Page 11 of the TIA describes the inter-agency coordination between the City, WSDOT and TRPC and how Tahoma Terra is implementing important aspects of these agency transportation recommendations. Page 26 of the TIA analyzes and addresses "Non-Motorized Impacts" and how multimodal improvements are being implemented to improve pedestrian safety A full network of sidewalks and pathways are being proposed to encourage multimodal opportunities In addition, the boulevard will accommodate transit stops for school and public transit opportunities All of the above information within the TIA is part of the public record for this subject proposal and is available for public review and comment June 28, 2005 Fa9~CiCfI~~A ITEM 7 a Page 63 of 142 ITEM 7 a Ds~sign and Capacity A well-maintained transportafion system that provides safe and cost- effective movement of goods, services, and people. (Design and Capacity Goal] To adopt levels of service for roads and facilities and services that reflect the preference of the community. The City has adopted levels of service "D" and "C" for peak-hour traffic flow on roadways inside and outside the commercial core, respectively These levels of service are based upon the current edition of the Highway Capacity Manual. Comparable levels of service will be adopted for other transportation services and facilities. The City of Yelm affirms the establishment of LOS C/D mitigated for Highways of Statewide Significance (HSS). Accompanying this plan are standards for roadway construction to support development of adequate transportation facilities throughout the City's Urban Growth Area. Specific standards were developed in the technical appendix to the Yelm Comprehensive Transportation Plan for acceptable levels of congestion, safety, passenger movement, freight movemenf, and right-of--way requirements. Specific "threshold levels" have been :established that dictate which standards should apply to individual roads. These are based on the projected level of use for each roadway in 20 years and its relationship to the overall transportation system. (Design and Capacity Policy 90] ThE~ Tahoma Terra TIA identified critical intersections impacted by the proposal and performed a Level of Service analysis consistent with the above policy. As a result, the applicant's traffic engineer has proposed a series of needed road improvements to ensure that Yelm's street network continues to operate at the acceptable levels of service described above. To classify Yelm's streets according to federal, state, regional, and local guidelines Standards are included in the City of Yelm Functional Classification System for roadway design, access, and other standards necessary for development of an adequate transportation system in the Yelm Urban Growth Area Roadways within the Yelm Urban Growth Area wrll be designated following the 9990 edition of A Policy on Geometric Design of Highways and Streets published by the American Association of State Highway and Transportation Officials (AASHTO) and the gu~del~nes of the Washington State Department of Transportation as mandated by RCW 47 05.021 The Functional Classification system ~n Yelm will be reviewed biennially during the update of this plan, with minor modifications made annually as appropriate (Design and Capacity Policy 10J June 28. 2005 Pa9~l~~f~~A ITEM 7 a Page 64 of 14~ ITEM 7 a The functional classification of the roadway network within Tahoma Terra has been established based on the City's existing classification, which reflects this policy, and more specifically with the adopted roadway cross sections depicted in Yelm's Public Work Standards and Development Guidelines. The primary road through the project has been classified as a major arterial and will be a 4 lane boulevard with center turn lanes where necessary. This roadway will begin at Yelm Avenue West (SR 510), make its way through Tahoma Terra and eventually through the remaining portions of the Southwest Yelm Annexation area where it will intersect with SR 507. This roadway is depicted in the City's 2001 Transportation Plan and is intended to serve a growing population base and help relieve congestion at Yelm Avenue and 1St Street. Remaining roadways within Tahoma Terra will be a mix of neighborhood collectors and local access streets based on the volume of expected traffic using those roadways. To provide a highly interconnected network of streets and trails for ease and variety of travel. The City of Yelm recognizes that increasing connections throughout the City not only reduces traffic congestion but also increases the sense of unity of the community. Therefore, the City will limit the use of cul-de-sacs, dead-end streets, loops, and other designs that form barriers. The City will seek to minimize impacts of through traffic upon residential neighborhoods by employing narrow streets, curves, indirect access routes, and other features. The City will encourage the use of trails and other connections that provide ease of travel between neighborhoods and community centers (Design and Capacity Policy 13] Tahoma Terra is being laid out in a modified grid pattern, which provides multiple access points, minimizes dead-ends and cul-de-sacs and creates an efficient transportation system for service vehicles, emergency response vehicles and the general public. Tahoma Terra will be required to provide additional street connections to other adjacent parcels located within Yelm's Urban Growth Area to ensure Yelm's connectivity policy is achieved. To apply design standards that result transportation facilities. The City seeks to community. This will be done through roadways and other facilities that include compatible architecture and view corridors, signage (Design and Capacity Policy 14j ~n attractive and functional enhance the livability of the design and construction of landscaping, parkway trees, and by minimizing obtrusive The street designs shown on the conceptual master plan drawings are consistent with the City's street design standards All roadways will contain planter strips and street trees to improve the aesthetic value of the built environment Public open space areas will also be extensively landscaped to enhance the livability of the community. June 28, 2005 Pagg~.z~tf~~A ITEM 7 a N Page 65 of 14; ITEM 7 a To encourage travel by means other than the automobile and provide for the safety of pedestrians and bicyclists throughout the Urban Growth Area. The City will design and construct roadways that incorporate features required by transit, school buses, trucks, bicycles, and pedestrian facilities. These designs will be compatible with the City's functional classification system. The City wilt promote transit by providing accessibility through bus pullouts, pedestrian access to bus stops and bus shelters The City also will seek to complete its sidewalk system and pursue development of a network of off-road facilities for non-motorized travel. jDesign and Capacity Policy 16] Tahoma Terra is proposing an extensive network of sidewalks, pathways and trails throughout the project to provide various alternatives to using a motor vehicle. In addition, the new boulevard road will accommodate transit stops for school buses and any future public transportation that may serve the area To permit construction of private roads to assist with access to private properties.. The City requires these roadways to meet the design standards specified by City code and requires maintenance arrangements for all private roads. The City does not maintain private roads. jDesign and Capacity Policy 20J Some limited portions of Tahoma Terra do propose to be served by private roads or cornmercial driveway access. These roadways will be required to be designed with the current version of the City's Public Works Standards and Development Guidelines. A transportation system with minimal environmental impact and energy consumption that provides for a high quality of life to be enjoyed by the citizens jLand Use, Environmental, and Economy Goal) To design transportation facilities within the Yelm Urban Growth Area that minimize adverse environmental impacts resulting from both their construction and operation The City of Yelm will fulfill this need by: / Considering environmental costs of development and operation of the transportation system; / Aligning and locating transportation facilities away from environmentally sensitive areas / Mitigating unavoidable environmental impacts wherever possible; and soliciting and incorporating the concerns and comments of interested parties. jLand Use, Environmental, and Economy Policy 23J June 28, 2005 Pag f ~ ~ A ITF_M 7 a Page 66 of 142 ITEM 7 a The primary transportation facility within Tahoma Terra is the new boulevard style mayor arterial as identified in the City's 2001 Transportation Plan. The alignment follows closely the idea outlined in the Transportation Plan but was modified taking into account the physical features and environmentally sensitive areas of the site The new boulevard requires crossing Thompson Creek, but the location of the'~rossing was chosen to minimize disturbance to critical areas. A wetland mitigation plan has been incorporated into the proposal in order to enhance existing but degraded wetland areas and further mitigate impacts to the crossing To ensure that transportation system improvements are compatible with adjacent land uses and to minimize potential conflicts. The City will implement a functional classification system to ensure location of an appropriate mix of traffic near compatible land uses. This includes developing routes for commercial vehicle traffic away from residential neighborhoods. The City will employ guidelines to. / Control access to roads from adjacent developments; / Route arterials and major collectors around neighborhoods to minimize tragic impacts on residential areas; / Prevent new residential areas from fronting on arterials; / Provide landscaping and noise buffers along major roadways; and / Provide facilities for bicyclists and pedestrians and to access transit. jLand Use, Environmental, and Economy Policy 24] The new boulevard is consistent with the City's 2001 Transportation Plan and the City's Land Use Plan for a Master Planned Community. Commercial areas are oriented toward the arterial and residential neighborhoods are backed to the arterial. The new arterial will be landscaped with planter strips and street trees which will help buffer noise and other aesthetic impacts To develop a transportation system that is compatible with the economic and development goals of the City of Yelm. The transportation system will allow for and promote the ongoing economic development and current land use goal of the Yelm Urban Growth Area. The system will be designed to provide ready access to all industrial and commercial areas of the City jLand Use, Environmental, and Economy Policy 25] The new boulevard is consistent with the City's 2001 Transportation Plan and will increase traffic efficiency through Yelm To direct the compatibility of land use with the recommended transportation program in the Comprehensive Transportation Plan. Development of the plan's recommended improvements may encourage development inconsistent with the current vision of land use shared by the residents of the Urban Growth Area The City will promote construction of June zs, zoo5 Pas~~~fl~~A ITEM 7 a Page 67 of 142 ITEM 7 a commercial developments rn the Yelm Crty Center to foster this section of the City as the economic core of the Urban Growth Area. Construction of commercial development along the alternate routes around the City Center wdl be limited to mirnm~ze potential traffic congestion. Traffic levels through the core area wilt be maintained to support viable downtown activities. (Land Use, Environmental, and Economy Policy 2sJ - The siting of commercial development within Tahoma Terra is an appropriate part of a mixed use Master Plan Development, however, the commercial element of the master plan is limited in scale and types of permitted uses. The intent is to provide opportunities for the residents of Tahoma Terra to acquire their day to day goods and services without traveling to other parts of the City, thus preserving Yelm's economic core in the center of the City for larger scale development while at the same time minimizing potential traffic congestion. Responsible funding of needed transportation system improvements with public and private sector participation. jPriorities and Financing GaalJ To secure adequate long-term funding sources for transportation through a variety of methods. These methods may include: / Encouraging public/private partnerships for financing transportation projects that remedy existing transportation problems, or that foster economic growth in the Yelm area; / Taking advantage of state funds, such as the Transportation Improvement Account (TlA), and the Public Works Trust Fund (PWTF); / Encouraging the use of Local Improvement Districts (LID) by property owners to upgrade roads to meet City road standards; / Requiring impact mitigation payments or seeking voluntary contributions from developers; and / Seeking funding from the federal Transportation Efficiency Act for the 21st Century (TEA-27). jPrior~ties and Financing Policy 30J Tahoma Terra is a partner with the City of Yelm in assisting with implementation of a portion of the 2001 Transportation Flan. Specifically, Tahoma Terra is participating in the funding and construction of the transportation improvement known as Y7, the new boulevard that will link Yelm Avenue West (SR 510) to 1St Street around the City core This road improvement will include the installation of a traffic signal at Yelm Avenue (SR 51 G) and Killion Road, the realignment of Killion Road, and the extension of Killion Road to the development, as a major arterial This improvement is being proposed to be constructed as part of a local improvement district In addition, Tahoma Terra will be privately funding transportation improvements on portions of the existing transportation system and contributing transportation mitigation fees through the City's Concurrency Management Code, YMC 15 40 June 28 2005 Pag~~~tt~~A ITEM 7 a Page 68 of 14?. ITEM 7 a To ensure that any transportation improvements or strategies required to mitigate impacts are constructed or financed concurrent with development. The City requires either a construction or financial commitment for necessary transportation improvements from the private or public sector within six years of a development. To monitor these commitments, the City will adopt a Concurrency Management Program. This program includes the following: / Annual monitoring of key transportation facilities within updates to the Six-Year Transportation Improvement Program (TIP); / Assessing level of service; / Identifying facility deficiencies; / Reviewing comprehensive transportation plan and other related studies for necessary improvements; and / Making appropriate revisions to the Six-Year TIP. / Complying with H81487 and WSDOT for coordinated planning for transportation facilities and services of statewide significance. (Priorities and Financing Policy 33J The applicant demonstrated through the environmental review process that the transportation system, with improvements required by Tahoma Terra, will accommodate the development and maintain acceptable levels of service for current and future residents of Yelm To share the responsibility of mitigating development impacts between the public and private sector. The City will require that developers contribute their fair share toward transportation improvements required by development. Impact mitigation efforts may include / Requ-nng developers to assist in providing additional transportation facilities and services in proportion to the impacts and needs generated by development; and / Encouraging developers to design projects that generate less traffic. (Priorities and Financing Policy 34J The Mitigated Determination of Non-significance requires Tahoma Terra to make a financial commitment to address the transportation impacts created by the proposal and provide both improvements to existing transportation facilities and new transportation facilities consistent with the 2001 Transportation Plan To cooperate with private investors to provide for recovery of facility improvement costs attributable to other development The City will enter into latecomer agreements where substantial investments are made by one party that legitimately should be reimbursed by others. Such June 28, 2005 Pa9~l~Cft~~A ITEM 7 a Page 69 of 14; ITEM 7 a agreements wit/ be at the discretion of the Crty Council Cost recovery will not be provided for facility extension to neighboring property required by application of a uniform policy or standard of the City. (Priorities and Financing Policy 35J Thee eventual construction of the Y7 fmprovement between Yelm Avenue West (SR 510) and SR 507 will help improve regional traffic circulation through Yelm and relieve congestion at the intersection of Yelm Avenue and 15f Street Consideration for a latecomers agreement for this improvement is appropriate. Parks and Open Space All of Yelm Urban Growth Area. Adequate recreation and park facilities should be developed and improved to provide a broad range of recreational facilities which meet the needs of the Yelm community. (Chapter Vll, Section 3.a.iiJ Objectives. (t) Encourage the development of recreational facilities and programs on public properties near residential populations. (2) Encourage facilities that consider safety and maintainability as a prime consideration in development. (3) Design facilities to accommodate the physically handicapped and the elderly. (4) All developments should emphasize landscaping and greenbelts which are compatible with local values. (5) Develop methods of funding for the construction and maintenance of recreational facilities. (6) Avoid the development of recreational facilities in hazardous areas or those that are known to be inundated by water. (7) Provide facilities for the use and enjoyment by the greatest number of residents of the community. (Chapter Vll, Section 3.bJ Levels of Service. The levels of service for neighborhood and community park and recreation facilities shall be 5 acres of land per 1,000 populat-on, or the cash equivalent thereof, which together shall be used to acquire and develop park space to serve the community The precise funding shalt be set forth in the development standards adopted to implement this chapter The level of sere-ce for regional parks and open space programs shall be identified by the County (Chapter Vll, Section 5J The proposed open space plan meets the objectives listed above, as formal recreational improvements will be developed, the improvements will be designed with safety and maintainability in mind, they will take into account the laws regarding Americans with June 28, 2005 Pag~7-2~f~~A ITEM 7 a l7 Page 70 of 14~ ITEM 7 a Disabilities, landscaping will be consistent with the local climate and native soil conditions and finally, a wide range of facilities are proposed that will be enjoyed by a varied range of Yelm's citizens. _ Based on a projected number of between 880 and 1,200 new housing units within Tahoma Terra, between 2,000 and 2,800 new residents would be expected to live in the community The City's level of service policy calls for five acres of open space per 1,000 projected population According to this formula, Tahoma Terra would be required to provide between 10 and 14 acres of open space suitable for active recreational opportunities. The proposal includes approximately 60 acres of open space and well over 14 acres of improved, active recreational open space. As a Master Plan Development, the land use goals require a higher level of service standard that includes a minimum of twenty five percent of the total land area set aside in permanent public open space. Tahoma Terra proposes approximately 60 acres of open space (27% of the total area) that will be developed into a mix of active and passive recreational amenities. Recognizing that new residents of the community will create a demand for City recreational facilities, small neighborhood `pocket' parks should be constructed within each development within Tahoma Terra prior to final subdivision approval. A ratio of one 'pocket' park for every 50 residential units is needed to meet the immediate level of service demand for subdivisions. Larger `community' parks of between '/z acre and 5 acres which are centrally located may be substituted for half the required `pocket' parks at a ratio of 1 acre for every 50 lots. The proposed community park and its associated recreational amenities are intended to meet the regional level of service demand and shall be implemented and ready to use consistent with the open space enhancement plan prior to final subdivision approval of the subdivision containing the 217th residential lot 'Pocket' parks shall be distributed conveniently throughout each subsequent development Siting Essential Public Facilities In order to provide a rational and fair process for siting public capital facilities that every community needs, but which have impacts that make them difficult to site, Thurston County and each city and town will 4 1 Cooperatively establish a process for identifying and siting within their boundaries public capital facilities of a county-wide and state- wide nature which have a potential for impact beyond jurisdictional boundaries The process will include public involvement at early stages. These are facilities that are typically difficult to site, such as airports, terminal facilities, state educational facilities, state or regional transportation facilities, state and local correctional facilities, solid waste handling faalities, and in-patient facilities June 28, 2005 Pe9HCit~t~~A ITEM 7 a Page 71 of 142 ITEM 7 a including substance abuse facilities, mental health facil~t~es, and group homes. 4.2 Base deasions on siting county-wide and state-wide public capital fac~ht~es on the jurisdiction's adopted plans, zoning and environmental regulations, and the following general criteria: a. County-wide and state-wide public capital facilities shall not have any probable significant adverse impact on lands designated as critical areas or resource lands; and b. Major public facilities that generate substantial traffic should be sited near major transportation corridors. (Chapter IXj Tahoma Terra is located within and represents a relatively small portion of the Southwest Yelm Sub-area. The location of Essential Public Facilities are not required within the Tahoma Terra project limits, but may be required for the development of other portions of the SW Ye1m Sub-area. 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. Environment Natural Environment Goals and Policies. The City of Yelm recognizes that the natural environment is important for the following reasons: / It provides habitat for wildlife and plant life, / It creates a positive casual image and open space; / It provides opportunities for recreation; / It ~s part of the City's surface water management system and water supply, and / It is cost effective public policy. The merits and costs of environmental actions must be weighed and balanced against other important demands, such as public safety and recreation, housing, public infrastructure, and economic development Land use and development practices need to be compatible with the variety of environmental conditions. As a general rule, the City should protect the natural environment rather than try to overcome its limitations for development. (Chapter Xll] June 28, 2005 Pa9~~~`I~~A ITEM 7 a Page 72 0. i 42 ITEM l.a Protect the natural environment and preserve environmentally sensitive areas Promote quality building and development that is compatible -with the surrounding environment. jChapterXll, Goal) The C-ty should work with adjacent jurisdictions, state, federal, and regional agencies to protect sensitive areas and the City's natural environment. Protect and restore environmental quality through land use plans, surface water management plans and programs, comprehensive park plans, and development review. Develop regulations and programs that encourage well-designed land use patterns such as clustering, low impact development, and planned unit development. Use these types of land use patterns to concentrate higher urban land use densities and intensity of uses in areas with environmentally sensitive features. jChapterXll, Policies] Yelm has several shorelines and abutting floodplains in or adjacent to the urban area, including Yelm Creek, Thompson Creek, the Centralia Power Canal, and the Nisqually River. The Nisqually River is host to a number of fish species and runs, which are dependent upon the water quality of the River and its tributary and riparian (stream side) areas. Yelm also has several wetland areas (shown on the critical areas maps), which form the headwaters of the two Creeks, and are indicative of the groundwater levels and proximity to the surface. Additionally, Yelm has an unprotected aquifer which underl-es most of the urban area The City's wells, and many private wells, use the aquifer for water supply. The water quality in the urban area is important for both public and environmental health reasons, and it is the policy of the City to provide methods and incentives for ongoing protection and enhancement within the urban area. Specific policies or programs shall be used to accomplish the necessary protection. jChapterXll, Wafer Resources] The City of Yelm's Critical Areas Code requires the identification and protection of surface and ground waters The project proposal is on the site of the former Dragt Family Dairy that was an active dairy farm for many years and which ceased operation in 1993 The environmental documents indicate that surface waters have been identified on the site and include Thompson Creek, a seasonal Type F (fishbearing) stream, and there are wetlands associated with this stream. The former and ongoing agricultural activities have caused degradation to the site's surface water systems and an enhancement plan has been prepared to improve the described surface waters and the wetland functions and values June 28, 2005 Pag~25~f(~~A ITEM 7 a h Page 73 of 14~ ITEM 7 a The aquifer recharge area in Yelm covers the entire City These areas are characterized by highly pervious glacial soils which drain rapidly into the underlying water table. These areas are classified primarily as Category 7, extremely sensitive with small pockets of Category 2, highly serisrtive in fhe southwestern portion of the city. Typical activities associated with land development, such as clearing and grading and stormwater management, affect the natural hydrologic cycle. All of these activities decrease the land's ability to absorb and retain water and increases the possibility of contamination. (Chapter Xll, Aquifer Recharge Areas (Groundwater)) Protect the quality, and manage the quantity of groundwater for all uses in the present and the future. Encourage measures that improve surface water management. (Chapter Xll, Aquifer Recharge Areas (Groundwater), Goals] Where feasible, development within the urban area should be on sewers with areuse/recycling discharge to reduce the potential for contamination of the aquifer and the abutting surface streams. stormwater policies shauld require treatment of stormwater on site using swales, ponds, and other detention and conveyance facilities, together with, or in combination with, biofiltration prior to discharge to either groundwater or surface water to minimize or eliminate contaminants from the stormwater. Implementation of the policies and programs of the sewer and water comprehensive plans. The City of Yelm shall seek to prevent groundwater contamination by protecting the entire resource as effectively as possible, but within the limits of what rs acceptable and affordable to the community. The City of YeJm shall strive to assure that preventive actions are taken to protect water qualify from further degradation and that the City, rn cooperation with the Department of Ecology, will promote corrective actions rn areas where degradation has occurred so that the net effect is a gradual improvement of the ground and surface water quality. (Chapter Xll, Aquifer Recharge Areas (Groundwater), Polices] The City of Yelm is identified as a Critical Aquifer Recharge Area, a designated environmentally sensitive area Potential impacts to groundwater quality and quantity will be mitigated through the implementation of standards that are technically equivalent ~u~e za, zoos Pa9~~~f(~~A fTEM 7 a Page 74 of 142 ITEM 7 a to the Department of Ecology stormwater manual as adopted by the City of Yelm, which is currently the 1992 manual. The City has adopted the Department of Ecology Drainage Design Manual, which requires that stormwater generated from roadways and parking facilities be treated for oils, sediments, and heavy metals before infiltration. The neighborhood commercial element of the Master Plan Development allows uses that could potentially generate hazardous materials and/or fats, oil, and greases. Existing regulations require grease interceptors and hazardous material containment facilities where appropriate. The applicant has proposed to utilize 'rain gardens' as the stormwater treatment method. This treatment method has been approved by the Washington Department of Ecology for the treatment of oils and sediments and is an appropriate method of stormwater treatment in the proposed application, treating the stormwater collected from public streets. Wetlands are a valuable natural resource. They receive surface water from surrounding areas and titter pollutants entering the system. By storing floodwaters, wetlands reduce flooding and downstream erosion; trap and absorb sediments; and help protect wafer quality. Wetlands discharge water to aquifers and streams and help replenish groundwater The City of Yelm is located within the Nisqually drainage basin. There are two streams that run through the city, Yelm Creek and Thompson Creek. Over the years, both Yelm Creek and Thompson Creek have experienced ecological degradation from the loss of shade trees, invasion of plant species like reed canary grass and nightshade, and repetitive dredging. jChapterXll, Wetlands and Streams] Achieve no net loss of wetlands and increase the quality of Yelm's wetland resources through the application of best available science Protect, resfore, and enhance the City's streams jChapter Xll, Wetlands and Streams, Goals) Construction sites shall be required to demonstrate construction period stormwater protection to prevent turbidity and siltation for affecting surface waters in the area Wetlands, streams, and their associated buffers shall not be used for construction purposes, except where necessary for stormwater control and utility and transportation connections. Where such control or connections are permitted, regulations must identify steps to assure no degradation to ground or surface water. June is, 2005 Pas~,~~ft~~A ITEM 7 a Page 75 of 142 ITEM 7 a Update and ut-t-ze Yelm's wetland protection legislation to ensure protection of Yelm's wetland resources through use of techniques cons-dered to be best ava-lable science. Utilize the U. S. Army Corps of Engineers' definition of wetlands, and also the definition of DNR Type 2-5 waters, which cover Yelm's stream corridors. Utilize the U. S. Fish and Wildlife Service definition of "wetlands" for purposes of inventory, incentives, and non-regulatory programs. Wetlands, rivers, streams, ponds, and lakes should be viewed as systems and not as isolated units. The valuable natural functions of wetlands and stream corridors, such as habitat and water quality, should be protected by maintaining an undisturbed or restored native vegetated buffer and by prohibiting frlling, draining, and clearing within wetlands and adjacent fish bearing streams and their buffers. Physical alterations should be minimized except where restoring the natural functions. The City may regulate private development and public actions to protect water quality and to ensure adequate in-stream flow to protect fisheries, wildlife habitat, and recreation resources. Retain existing open surface water systems in a natural state and rehabilitate degraded conditions. Restrict the runoff rate and quality to predevelopment levels for all new development and redevelopment. (Chapter Xll, Wetlands and Streams, Policies] As noted previously, the proposal includes a wetland and surface water enhancement plan that mitigates the impacts of the previous uses of the property and restores appropriate wetland functions and values to the surface water system on the property. Development in flood plarns reduces the sforage capacity and increases the amount of runoff. Increased runoff overtaxes bofh natural and man- made conveyance systems and leads to damage of public and private property. Over the last five years, the City of Yelm has collected substantial information on Yelm Creek and it's floodplain. The Federal Emergency Management Agency conducted a Yelm Creek Study and issued a new Flood Insurance Rate Map (FIRM) in June of 1999. A Yelm Creek Comprehens-ve Flood Hazard Management Plan was adopted in June 28, 2005 Pas~~~I~~A ITEM 7 a Page 76 or .42 ITEM 7 a July of 2001 Bofh products incorporated the use of best available science. (ChapterXll, Frequently Flooded Areas) Prevent the loss of life and property in frequently flooded areas. (Chapter Xll, Frequently Flooded Areas, Goals) The City adopts the FEMA flood hazard maps for reference purposes and any development in a flood plain must be consistent with FEMA guidelines, and such additional regulations as adopted by the City. Filling floodplains is discouraged unless necessary to meet a public purpose. No development should be allowed in any floodway. Regulations of these lands should promote efficient use of the land and water resources by allocating frequently flooded areas fo the uses for which they are best suited, and to discourage obstructions to flood-flows or uses which pollute or deteriorate natural waters and wafer courses. Life and property should be protected from flood hazards, and the flood storage and transmission capacity of rivers and streams should be retained. Protect natural flood storage and conveyance through the development and implementation of plans and regulations that reduce flood impacts. (ChapterXll, Frequently Flooded Areas, Policies] The environmental documents indicate there is a limited area designated as a 100-year flood plain and a potential high groundwater flooding area associated with Thompson Creek. Life and property will be protected from these flood hazard areas through the implementation of the wetland and surface water enhancement plan prepared as part of the proposed development The enhancement plan includes passive recreation improvements within the floodplain, and the boulevard will include two bridge crossings of Thompson Creek. These improvements will be designed so as to not increase the base flood elevation or restrict the movement of floodwaters. Passive recreational structures and improvements within the floodplain should be resistant to flood damage Yelm has a few areas identified as steep slopes and volcanic hazards, which occur along portions of the Centralia Power Canal and Yelm Creek (see Critical Areas Map #6). The City will need to develop guidelines for specific geologic issues (Chapter Xll, Geologic and Volcanic Hazard Zones) To designate and regulate development on lands having identified geologic hazards fo protect the health and safety of persons and property, and to avoid other adverse impacts of erosion, landslide, and other June 28, 2005 Pag~28~f~~A ITEM 7 a li Page 77 of 142 ITEM 7 a geologic hazards. (Chapter Xll, Geologic and Volcanic Hazard Zones, Goal) Develop implementing legislation, based upon best available science, with specific requirements for analysis of geologically sensitive areas and application of specific development standards to prevent erosion and landslide hazard The City will continue to gather and review seismic hazard data for the area to better assess specific seismic hazard areas (those areas more sensitive than others because of geological parameters). The City will consider development of additional requirements associated with Uniform Building Code review for buildings in Yelm's most sensitive earthquake hazard areas. (Chapter Xll, Geologic and Volcanic Hazard Zones, Policies] The environmental documents indicate that the property is composed of soils and substrates that are suitable for building and for stormwater infiltration. These soils will be managed on-site to provide a source of base material needed for roadway and building construction. Approximately 250,000 cubic yards of material has been identified that will be screened and processed (crushed) to balance the earthwork needs on the site. Potential geologic hazard areas located on the site will be protected through the requirement of a geotechnical report prior to final Master Site Plan approval which only allows activities which: will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions; will not adversely impact other critical areas; and are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than pre-development conditions; and are certified as safe as designed by a qualified engineer or geologist. Yelm does not have identified priority habitats and species within the Urban Growth Area, but is on land near the Nisqually River which provides important habitat and wildlife areas, in addition to the scattered locations of oak habitat (see Critical Areas Map #5). Shoreline and development regulations, and project-level SEPA reviews shall be used to assure that development within the Urban Growth Area does not adversely affect abutting wrldl~fe and fish habitat outsrde the urban area. Inside the urban area, development regulations should provide incentives for wetland and habitat enhancement. Yelm Creek and Thompson Creek provide opportunities for such enhancement within the Urban Growth Area Wetland and wildlife enhancement should not extend beyond the specified wetland buffer, however, rf to do so would reduce densities below those specified in the development regulations. It rs important that Yelm obtain and promote urban densities rn the urban areas to reduce development pressure outsrde the urban areas. Any development directly affecfing the Nisqually River shall be reviewed for consistency with applicable State, June 28, 2005 Qag~~~f(~~q ITEM 7 a Page 78 of 142 ITEM 7 a County, and other habitat management programs. Urban landscapes are valuable supplements to natural areas in providing habitat for a wide variety of wildlife. The loss of natural wildlife habitat to urban development can be partially offset by landscaping that includes a variety of native plants that provide food and shelter for wildlife. Native plants are generally well adapted to the soils and climate of the area and many species can flourish without much watering or fertilization. (Chapter Xll, Fish and Wildlife Habitat Areas] Preserve, protect, and enhance fish and wildlife habitat. Provide fish and wildlife habitat of sufficient diversity and abundance to sustain exisfing indigenous wildlife populations. (Chapter Xll, Fish and Wildlife Habitat Areas, Goalsj The city should preserve and enhance native vegetation in riparian habitat, and wherever possible. The City should manage aquatic and riparian (stream side) habitat in away that minimizes its alteration in order to preserve and enhance its ability to sustain fish and wildlife. The City should encourage residents and businesses to use native plants in residential and commercial landscaping (Chapter Xll, Fish and Wildlife Habitat Areas, Goals] The environmental documents indicate that there are some plant/animal priority species and habitats in the vicinity of the project site The predominant Oak Woodland and Shore Pine plant communities are located along the Thompson Creek corridor and associated wetlands, which are areas being enhanced for open space preservation The animal species have been determined to only frequent the area for occasional feeding and do not use the site for breeding or nesting The project proposal is not expected to have a significant impact on priority plant or animal species and habitats Air quality is an increasing problem rn the Pacific Northwest Numerous federal, state, and regional agencies enact and enforce legislation to protect air quality Locally air pollution sources are from. motor vehicles, indoor and outdoor burning, industrial operations, and land clearing and grading (Chapter Xll, Air Quality] Protect air quality. (Chapter Xll, Air Quality, Goal] Support state and federal air quality standards and the regulation of activities that emit air pollutants. June 28, 2005 Pag~31~f~5,A ITEM 7 a C~ PLaJge 79 of 1 ~2 ITEM 7 a Encourage transportation demand management and commute trip reduction in order to reduce energy consumption and air pollution. (ChapterXll, Air Quality, Polic~esj There is no indication in any of the environmental documents that there will be any potential long term significant impacts to air quality from the proposed development. Snort term impacts will be related to heavy equipment exhaust and dust generated from gr<~ding and rock processing activities The use of best management practices for air control will be required. Noise pollution can be harmful to the general public's health and welfare. Noise is primarily generated by.~ industrial uses, vehicle traffic, and construction activities. (Chapter Xll, Noisej Control the level of noise pollution in a manner that promotes the use, value, and enjoyment of property in an urban environment. (Chapter Xll, Noise, Goalj Use state standards to ensure that excessive noise does not impair the permitted land use activities in residential, commercial, and industrial land use districts. (Chapter Xll, Noise, Policy) The environmental checklist indicates temporary noise and dust would be generated from construction vehicles throughout the construction phases of this project Construction related activity shall comply with all current State and local statutes and best management practices June 28. 2005 Pag~3ZEnt~~A ITEM 7 c~ ll~ Page 80 of 142 ITEM 7 a Water Rights The annexation of the Southwest Yelm Annexation area was subject to a water rights agreement. At the time of annexation and at present, the City does not own sufficient water rights to serve the build out of the Southwest Yelm Annexation area As part of the annexation, the property owners within the annexation area agreed to allow the City to construct test wells on the Thurston Highlands property (the~1,200 acres south of the subject property) and to allow the City to apply to the Washington Department for water rights on the Highlands property in order to serve subsequent development of the annexation area and the Yelm urban growth area. Although the City has not been issued additional water rights by the Washington Department of Ecology at this time, Tahoma Terra has water rights that were associated with the previous use of the property as a dairy. The applicant has assigned these water rights to the City of Yelm in order to develop the property as a Master Plan Development, as intended at the time of annexation. The City has applied to the Department of Ecology to transfer these water rights to the City, at which time the City would provide domestic water for the development of Tahoma Terra. The water rights from the dairy, however, are not sufficient to provide water for the entire proposed Master Plan Development and additional water rights will have to be transferred to the City to provide for full build-out of the development. The previous owner of the subject property participated in the local improvement district, however, and purchased sewer connections through the LID. The City will, therefore, provide water and sewer connections for the first 89 residential units within the proposed Master Plan Development prior to the water rights transfer being finalized, provided that the rights for these connections are ultimately provided by Tahoma Terra. June 28, 2005 Pagg 3~,nr~~A ITEM 7 a HC~C Page 81 of 14~ ITEM 7 a Community Development Department Recommendation A The applicant has established that the request for conceptual master plan approval satisfies all criteria set forth in Section 17.62 YMC, and meets all other requirements of the Yelm Municipal Code. Therefore, the coneept~al master plan should be approved subject to the following conditions: - The conditions of the Mitigated Determination of Non-significance are hereby referenced and are considered conditions of this approval. 2 The average density of the proposal be not less than four dwelling units per net developable acre within each final master plan area, consistent with Growth Management policies. 3. Proposed neighborhood commercial areas shall be centrally located within the master plan development and shall be screened from residential neighborhoods 4. A minimum of 55 acres (25% of the site) shall be set aside as permanent open space with a variety of active and passive recreational improvements. An area within the identified open space equivalent to five percent of the gross area of each final master site plan application shall be identified and improved within the community park area as part of each final master site plan approval and implementation. 5 A minimum of 55 acres (25% of the total land area) shall accommodate medium and high density residential development. This can be accomplished through all four proposed land use designations. 6 Prior to approval of any residential development west of Thompson Creek, the neighborhood commercial center should be improved and ready for the construction of commercial buildings Improved means that any applicable land use or land division approvals have been issued and all required site improvements for the land use or land division approval has been completed 7 For every 300 single family detached, duplex, or town home dwelling units, 48 multi-family units shall be constructed The multi-family dwelling units required to meet the prescribed ratio shall be under construction prior to issuance of building permits for the next block of single family dwelling, duplex, or town home dwelling units 8 Prior to approval of any development within a final master site plan approval area, the applicant shall prepare an infrastructure plan that includes water, sanitary sewer, reclaimed water, and streets The plan June 28, 2005 Fa9~U~~t~~A ITEM 7 a Page 82 of 142 ITEM 7 a shall be consistent with the Capital Facilities Plans for the City and shall include sufficient design detail in order to review subsequent development approvals. The plan shall be submitted to and approved by the City prior to the issuance of building permits for dwellings or commercial buildings within each approved development within a final master plan~area. 9. Each final master plan shall include provisions for a full network of sidewalks and pathways throughout the master plan to encourage multimodal opportunities. The boulevard shall accommodate transit stops for school and public transit opportunities. 10. Each final master plan application shall provide for the continuation of streets within the Yelm Urban Growth Area pursuant to the polices of the Comprehensive Plan. 11. A minimum of 55 acres (25% of the site) shall be identified as permanent open space with a variety of formal and informal recreational improvements. Prior to dwelling construction in any development, land equivalent to five percent of the gross area of each Final Master Plan area shall be developed within the community park area 12. Every final master plan shall include provisions for one pocket park for every 50 residential units within a neighborhood. Larger `community' parks of between '/2 acre and 5 acres which are centrally located may be substituted for half the required `pocket' parks at a ratio of 1 acre for every 50 lots. rune za, zoo5 Pa9i~,~~fr~~A ITEM 7 a Page 83 of 14~ ITEM 7 a AGENDA ITEM 7 a Page 84 of 142 / of THFp~ ~ ~ ~ ., 4 `~ """ ,f> ~~~ a, rn ~.,~ ~"` ~z, YELM WAIIHINCTON STAFF REPORT ITEM 7 a City of Yelm Community Development Department Case Number: MPD-05-0067-YL Applicant: Tahoma Terra LLC 4200 6th Avenue SE, Suite 301 Lacey, WA 98503 Agent: Steve Chamberlain, P.E. Request: Final Master Site Plan Approval Recommendation: Approval Proposal Tahoma Terra LLC has made application for a final master site plan on the portion of the Tahoma Terra Master Plan Development located east of Thompson Creek. The final master site plan includes two divisions identified for residential subdivisions of which include up to 216 single family lots, a neighborhood commercial area, a townhome development, and community open space. Public Notices A Notice of Application was mailed to local and state agencies, and surrounding property owners within 1,000 feet of the subject site on April 1, 2005 This notice was also posted at City Hall on the same date and posted on the City of Yelm web site on April 26 The Mitigated Determination of Non-significance was mailed to agencies with jurisdiction and environmental expertise on May 26, 2005. This determination was also posted at City Hall and on the City of Yelm web site on the same date, and published in the Nisqually Valley News on May 27 A Notice of Public Hearing was mailed to the applicant and parties of record on June 20, 2005. This notice was also posted at City Hall and on the City of Yelm web site on the same date, and published in the Nisqually Valley News on June 24, 2005. AGENDA ITEM 7 a Page 85 of 14~ ITEM 7.a. State Environmental Policy Act The City's SEPA Responsible Official issued and published a Mitigated Determination of Non-Significance on May 24, 2005, based on Section 197-11-158 WAC. This Mitigated Determination of Non-Significance is based on the project as proposed and the impacts and potential m~tigat~on measures reflected m the applicant's environmental documents In addition, pursuant to Section 197-11-754 WAC, the following documents were adopted by reference: / Final Environmental Impact Statement, January 1995, City of Yelm Comprehensive Plan and Joint Plan with Thurston County. / Final Environmental Impact Statement, March 1993, Southwest Yelm Annexation. / Addendum to the Final Environmental Impact Statement for the Southwest Yelm Annexation, July 1994, Thurston Highlands Master Plan Application / Environmental Checklist and Mitigated Determination of Non-Significance, September 1999, Prairie View Master Plan. / Critical Areas Study, December 1997, IES Associates Environmental documents submitted as part of the application include: / Expanded Environmental Checklist, March 2005, SCA Consulting Group / Updated Wetlands Analysis, March 2005, The Coot Company / Preliminary Drainage and Erosion Control Report, March 2005, SCA Consulting Group / Transportation Impact Analysis, February 2005, Transportation Engineering NW The MDNS contained the following conditions: The developer shall mitigate transportation impacts through the payment of a transportation facility charge (TFC) pursuant to Chapter 15.40 YMC. The fee shall be paid at the time of building permit issuance 2 The applicant shall be responsible for the following transportation improvements ~ Prior to the final subdivision approval of any lots the applicant shall reconstruct Longm~re Street to a modified collector standard from the project entry to Yelm Avenue West (SR 510) / Prior to the approval of any development permit (including a final subdivision) which 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 / Prior to the approval of any development permit (including a final subdivision) which includes the 513th peak P M. trip generated from the project, JunF~ 2a, 2005 Pi~~~I~jA ITEM 7 a Page 86 of 142 ITEM 7 a 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. / 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. / Prior to the approval of any development permit (including a final subdivision) which includes the 1,301st 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. 3. To mitigate previous impacts from agricultural activities to surface waters, plant communities and animal communities along the Thompson Creek corridor and its associated 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 Planned Community. 4 The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. 5 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 site plan and the first 89 lots The conveyance shall be made to the City through a water nghts 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 June 28, 2005 p f ,~~~1~A ITEM 7 a Page 87 of 142 ITEM 7 a 6 Prior to disturbance of any identified geologic hazard area, the applicant shall submit to the City of Yefm Community Development Department a geotechnical report that identifies established best management practices for all activity within the geologic hazard areas and only a{lows activities which. / will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions; / will not adversely impact other critical areas; / are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than pre-development conditions, / are certified as safe as designed by a qualified engineer or geologist 7. 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. Conceptual Master Plan Approval The Community Development Department has recommended approval of the conceptual master site plan, with conditions to ensure that the conceptual plan is consistent with the Comprehensive Plan ThE~ final master site plan for the portion of the property east of Thompson Creek is compatible with the recommendation on the Conceptual approval, provided that the Final Master Plan Development Guidelines are adopted through the approval of the final master site plan. These Guidelines ensure that the development of the final master site plan area through the land use permitting process (subdivisions, binding site plan, townhome developments, planned residential developments, and commercial site plan reviews) is consistent with the conceptual site plan approval and the City's Comprehensive Plan SpE~cifically, the Final Master Plan Development Guidelines modify the City's standards for development, including those development regulations found m the Zoning Code (Title 17 YMC), the Subdivision Code (Title 16 YMC), Critical Areas and Resource Lands (Title 14 08 YMC), the Development Guidelines (Chapter 15.48 YMC), and the Design Guidelines for commercial development For example, the front yard setback in the final master site plan area for residential single family dwellings is proposed to be 10 feet instead of 15 feet within this phase of Tahoma Terra June 28, 2005 p,~~;~1~A ITEM 7 a Page 88 ofi 147 ITEM 7 a The Final Master Plan Development Guidelines do not modify the permitting process, enforcement, uses within zoning districts, or other portions of the Yelm Municipal Code that relate to the home buyers or business owners within the development. The Guidelines are meant to govern the developer and building to ensure the built community is consistent with the conceptual plan, which has been `reviewed for consistency with the City's Comprehensive Plan. Community Development Department Recommendation The applicant has established that the request for final master site plan approval satisfies all criteria set forth in Section 17.62 YMC, and meets all other requirements of the Yelm Municipal Code. Therefore, the final master site plan should be approved and the attached Tahoma Terra Final Master Plan Development Guidelines should be adopted. June 28, 2005 P f ~~~I~A ITEM 7 a Page 89 of 142 ITEM 7.a AGENDA ITEM 7 a Page 90 of 142 ~~~ ~"~A~ City o f Yelm ITEM 7.a ~~~ N °' `~ ~' Tahoma Terra Final Master Plan c4 '~ f `t~'M Development Guidelines ~,-~: YELM _ wasMitacTON Table of Contents Table of Contents ................... .............................. .............................................. 1 Purpose ........................ ........................................... ................................................. 2 Low Density Residential (R4-6) .................................... ............................................... 3 Moderate Density Residential (R6-10) .......................... .................................................. 5 Neighborhood Commercial ........................................... .................................................. 7 Streets and Pedestrian Mobility .................................... .................................................. 9 Potable Water ............................................................... ................................................ 11 Sanitary Sewer .............................................................. ................................................ 11 Reclaimed Water ........................................................... ................................................ 11 Sto rmwate r .................................................................... ................................................ 11 Landscaping ................................................................ ................................................ 12 Parks and Recreation ................................................... ............................................ 13 Figure 1 -Final Master Site Plan ............................... ................................................14 Figure 2 -Street Standards ....................................... ...............................................15 Figure 3 -Street Light Standards ............................. ..........................................16 Figure 4 -Street Light Pole Specifications ................. ............................................17 Figure 5 -Conceptual Landscaping Plan ............... ............... ... ..................18 Figure 6 -Open Space Plan ................................ . ..................... ..............19 Figure 7- Bio-infiltration Swales (Rain Gardens) ... ...... .. .. ............ ........... 20 Figure 8 -Fence Detail (Pittsburg) . ............... .... ..... .. ........................ 21 Figure 9 -Fence Detail (Allentown) .............. ... .............. ..... 21 June 28. 2005 Page 1 of 21 AGENDA ITEM 7 a Page 91 of 142 ITEM 7.a Purpose The City of Yelm adopted development regulations may be amended in a Master Plan Development. This document is the amended regulations for the first final master site plan of the Tahoma Terra Master P{an Development, being the portion of the property located east of Thompson Creek The following City of Yelm development regulations are amended through this document • Zoning Code, Title 17 YMC • Subdivision Code, Title 16 YMC • Critical Areas and Resource Lands, Chapter 14.08 YMC • Development Guidelines, Chapter 15.48 YMC • Design Guidelines ThE~ amended development regulations apply to the development of the property at earh phase within the final master site plan and is not intended to regulate beyond the initial developer or builder. For example, the amended development regulations would apply to the subdivision of property and the construction of the dwellings within the suk+division, but not to the purchaser of the home. These guidelines ensure that the development of the final master site plan area through the land use permitting process (subdivisions, binding site plans, townhome developments, planned residential developments, and commercial site plan reviews) is consistent with the conceptual master site plan approval and the City's Comprehensive Plan. AGENDA ITEM 7 a Page 92 of 142 ITEM 7 a Low Density Residential (R4-6) Permitted Uses' Residential single family subdivisions Density Minimum density - 4 dwelling units per gross acre Maximum density - 6 dwelling units per gross acre Setbacks Front yard - 10 feet Driveway approach - 20 feet Side yard - 5 feet Flanking yard - 10 feet Rear yard - 20 feet Accessory Structures may be Located 3 feet from side or rear property lines. Retaining walls, rockeries, and other decorative walls may be permitted within required yards. Building Height Maximum building height shall be 35 feet as measured from the average grade of the subject lot. Off-Street Parking Two off street parking spaces shall be provided for each residential dwelling unit Lot Access All residential lots shall provide a minimum of 20 foot frontage on a public street. The standards and regulations of the Low Density Residential District (R-4) found at Chapter 17 12 YMC govern post-development land uses within this district AGENDA ITEM 7 a Page 93 of 14~ ITEM 7.a Mode! homes Prior to final subdivision approval, the building official may issue a permit for construction of up to six residences for use as model homes Prior to final plat or site plan approval, such urnt may be occupied solely for purposes of promotion of the development and may not be occupied as a residence, until final subdivision approval Such construction and subsequent occupancy shall only be authorized by the building official upon written finding that the design and placement of the unit would conform with ali standards of the City and that fire code and access requirements are met prior to occupancy. AGENDA ITEM % a Page 94 of 14Z ITEM 7 a Moderate Density Residential (R6-10) Permitted Uses2 Residential subdivisions Planned Residential Developments pursuant to Chapter 19.60 YMC Townhouse Developments pursuant to Chapter 17 61 YMC ` Residential Binding Site Plans pursuant to Chapter 16.32 YMC Density Minimum density - 6 dwelling units per gross acre Maximum density - 10 dwelling units per gross acre Setbacks Front yard - 10 feet Driveway approach - 20 feet Side yard - 5 feet Flanking yard - 10 feet Rear yard - 20 feet Accessory structures may be located 3 feet from side or rear yard lines. Retaining walls, rockeries, and other decorative walls may be permitted within required yards. Building Height Maximum building height shall be 35 feet as measured from the average grade of the subject lot. Off-Street Parking Two off street parking spaces shall be provided for each residential dwelling unit. Landscaping Landscaping shall be provided in accordance with Chapter 17.80 YMC, or as supplemented in the landscaping section of this document, and contain sufficient vegetation to minimize surface water runoff, prevent soil erosion and promote the aesthetic character of the community z The standards and regulations of the Moderate Density Residential District (R-6) found at Chapter 17 15 YMC govern post-development land uses within this district AGENDA ITEM 7. a Page 95 of 14~ ITEM 7 a Lot Access Afl residential tots shall provide a minimum of 20 foot frontage on a public street Residential Binding Site Plans that do not include individual lots (condominiums), Planned Residential Developments, and Townhouse Developments shall provide a commercial access approach ~to a public street, based on the most current Yelm Development Guidelines. Internal circulation shall be consistent with the requirements of the International Fire Code. AGENDA ITEM 7 a Page 96 of 142 ITEM 7.a Neighborhood Commercial Permitted Uses Any use permitted in the Yelm General Commercial Zone pursuant to Chapter 17.26 YMC Setbacks Front -10 feet from street right-of-way, minimum Side - 10 feet, except 25 feet when adjacent to residential districts Rear - 25 feet Design Standards Maximum building height - 42 feet as measured from the average grade of the subject lot. Maximum building size - 30,000 gross square feet Maximum building footprint - 16,000 gross square feet. Maximum impervious surface coverage 70 percent. Commercial structures shall be oriented to the public right-of-way. Sidewalks on public streets shall be designed to the Yelm Development Guidelines pedestrian oriented street section Building setback areas between public street frontages and buildings shall include hardscape improvements such as plaza's and courtyards. Design Guidelines The City of Yelm Design Guidelines for the Old Town District shall apply with special attention given to pedestrian accessibility, orientation of the buildings to the street, architectural features that emphasize building entries and corner treatments AGENDA ITEM 7 a Page 97 of 142 ITEM 7.a Oif-Street Parking Off street parking shall be provided in accordance with Chapter 17 72 YMC. Parking lots for commercial structures shall be located behind or along the side of the building (not between the building and the street) and be subject to shared parking agreements for other commercial developments and comrru.mity events. Landscaping Landscaping shall be provided in accordance with Chapter 17.80 YMC, or as supplemented in the Landscaping section of this document, and contain sufficient vegetation to minimize surface water runoff, prevent soil erosion and promote the aesthetic character of the community Lot Access All lots within this district sha11 have legal access to a public street that meets the commercial driveway approach standards in the most current version of the Yelm Development Guidelines. AGENDA ITEM 7 a Page 98 of 142 ITEM 7 a Streets and Pedestrian Mobility Street Standards Local Access Residential -These are local access streets typically found within residential single family subdivisions and serving up to 1,100 trips per day. Other than lighting, all other requirements of the most current ve_rsiori of the Yelm Development Guidelines apply to the local access residential streets in the final master plan. Blocks greater than 660 feet in length shall incorporate traffic calming devices. These devices shall also serve as a visual break to the block through additional landscaping or hardscaping. Local Access Commercial -These are local access streets found within the neighborhood commercial area which provide access to commercial buildings. Other than the section and lighting, all other requirements of the most current version of the Yelm Development Guidelines apply to the local access residential streets in the final master plan. At pedestrian oriented locations, the planter strip may be replaced with sidewalk with street trees located in tree grates pursuant to the most current version of the Yelm Development Guidelines. Neighborhood Collector -These are streets serving residential subdivisions and are located where the traffic volumes are expected to be between 1,100 and 6000 trips per day Other than the cross section and lighting, all other requirements of the most current version of the Yelm Development Guidelines apply to the local access residential streets in the final master plan. Major Arterial (boulevard) -This is the primary transportation corridor through Tahoma Terra and is designed as a major arterial from Yelm Avenue (SR 510) to the boundary of the Master Plan Development and as a boulevard through the Master Plan Development. This access corridor provides 4 travel lanes and a center turn lane where appropriate. Common, private access -Developments which do not require individual building frontage on a public street, such as Townhome Developments or Planned Residential Developments, shall provide common, private access to each building that meets the most current version of the fire codes AGENDA ITEM 7 a Page 99 of 14~ ITEM 7 a Street Lighting All streets, public or private, shall have street lighting sufficient to provide traffic and pedestrian safety. High mast street lights will be incorporated on the boulevard road and Longmire Street consistent with current standards of the Yelm Develapmet~t Guidelines Street lights at the internal street intersections wilt 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 which will produce an average maintained horizontal illumination of 0.4 foot candles. Design criteria will be consistent with the most current Yelm Development Guidelines Street light ownership. All street lights located within the residential neighborhoods of Tahoma Terra, may be privately installed, and shall be owned and maintained by the Tahoma Terra Home Owners Association. Street lights located along the boulevard and Longmire Street will be owned and maintained by the City of Yelm unless otherwise agreed to by both the City and the developer AGENDA ITEM 7 a Page 100 of 142 ITEM 7 a Potable Water The most current version of the Yelm Development Guidelines is adopted for all development within the final master site plan. Water meters will be Dialog 3G -Wireless RF meters from Master Meter, inc. Sanitary Sewer The most current version of the Yelm Development Guidelines is adopted for all development within the final master site plan. Reclaimed Water The most current version of the Yelm Development Guidelines is adopted for all development within the final master site plan. Reclaimed water shall be utilized for irrigation use of the community park area, the landscaped areas of the commercial zone and the planter strips located within the Boulevard and any other areas as required by the City through the development review process. stormwater All stormwater runoff shall be retained, treated and disposed of on-site or disposed of in a system designed for such runoff and which does not flood or damage adjacent properties. Systems designed for runoff retention and control shall be designed consistent with the stormwater manual most currently adopted by the City of Yelm, or shall be provided through bioretention areas (rain gardens) consistent with the Low Impact Development Technical Guidance Manual for Puget Sound, January 2005, as published by the Puget Sound Action Team and Washington State University Pierce County Extension. AGENDA ITEM 7 a Page 101 of 142 ITEM 7.a Landscaping Landscaping shall be provided m accordance with Chapter 17.80 YMC, except as amended in these sections, and contain sufficient vegetation to minimize surface water runoff, prevent soil erosion and promote the aesthetic character of the community. All public streets will incorporate street trees consistent with the most cuxrent version of the Yelm Development Guidelines and Chapter 17.80 YMC, except as modified as follows 1. Street trees located along the Boulevard or adjacent to any common open space or park tract shall be maintained by the Tahoma Terra Homeowners Association. 2. Street trees located adjacent to individual lots or residential units, shall be maintained by the adjoining property owner. 3. Planter strips and street trees along local access streets within residential subdivisions shall be installed prior to final building permit approval on the adjacent lot. 4. Planter strips and street trees along local access streets within a commercial district shall be installed prior to issuance of a certificate of occupancy for the commercial use of the adjacent lot. 5. Planter strips and street trees along the Boulevard, along collector streets, and adjacent to open space or commonly owned areas shall be installed prior to acceptance of the street into the City transportation system. "Palker" brand vinyl fencing and shall be either "Allentown" slatted fence or "Pittsburgh" solid fence in the color "sand" may be substituted for required cedar fencing as part of a type 11 landscaping buffer. AGENDA ITEM 7 a Page 102 of 142 ITEM 7 a. Parks and Recreation Open space requirements for Tahoma Terra will be addressed through the open space plan together with the requirement for neighborhood `pocket' parks. No less than 3 acres of the active recreational component of the community park shall be constructed prior to final subdivision approval for the first residential` development within the final master site plan area. Each residential single family subdivision shall include `pocket parks' that meet the following standards: The size shall be not less than the average lot size of the lots within the subdivision in which the park is located. An open lawn area should be included. Facilities for active recreation such as, but not limited to, basketball courts, sport court, climbing toys, swing sets or other playground equipment shall be incorporated into every park. Every subdivision shall include at least one park and no less than one park for every 50 dwelling units. A community park within or adjacent to a development within the final master site plan area can be substituted for required pocket parks at a ratio of two pocket parks for every one acre of the community park. Parks should be located throughout the subdivision in a manner to provide convenient and safe access by every dwelling unit to at least one park. AGENDA ITEM 7 a Page 103 of 14~ Ficiure 1 -Final IViaster Site Plan { ~TRLCI ~- x ~ 1 „~ ,~ W y' I ~ nun r ~ . w w .,.. TRI C>'C ~, L ~ r r ov e r >x si .~ w w a r s ua .f .~ w , I ~ i 1 ~ xa F ~ ~ i. { ~y3 7i i`# q • V x' 4' y w ~ w o .e ' M W M1 M, Y y ..~ 4 ^y w+fw w i~'C { ~~~~ f,sj'~;~ ~~ i V ~....,_.x.°v';{ ,.,~4~111C~tLd~e.;m:'~ ~_ +e q ~.. ~T,; ~,~ x ~,~ C. ~~ ~ ~ .. - ..w. ~ f yR~ <e. w,-~Y qY M~~..u r r, ° - PPFUC s ~. E... ~ ~ ti I . 1 ,'FU71.~RE' n r < OPEN SVt~C1 { ON 2 ~, Pr(tK Af2EA i { 5 { 1 1 { 1 { N SO~AL~Y Vfd t~Y { G41FfAilRSE FA FWYAY TOWVHO~tES 1" l i 1 E M 3 , ii rn ~ O "~` ~~1~fl p'oVi~ ~y~~..{ z z .- ~ zmN~~ Z 0 ~ p A r 9 Y S 'q z x ITEM 7 a. TANOMATERRA FINALMASTEFt ~~~~~ DN i & 2 PLAN ~'~. ._ r ..u..a,'.~ Page 14 of 21 June 28, 2005 AGENDA ITEM a Page 104 of 14. ITEM 7 a Figure 2 -Street Standards w. " ~ - X - ~~ >" _ .;~ ~ __ I ..._ y. s ~,.. r~iG f ~ 1 4 . .. w~ ~ J- .~ ..w~ ~ ~~i - _ ~ ~ .. _.a.. r '1 ~ A ., ~ J a Z A g m ` € ' ~ ~ ` ,i Q .. ,. ~' ~ .. . t-' - - ! ,~ i #, ~ ~i 1~ ~ ~ N K _ m~ ~) TAHOMA TERRA STREET b SECTIONS ~ ~ DIV 1 DETAILS ~r •-- K AGENDA ITEM 7 a Page 105 of 142 ITEM 7.a Figure 3 -Street Light Standards Heritage Collection Branson 35-250W HPS, 50-2501N MH,100-250UV MV ' 1 1 1 / r r r[ -- - - --- --- -- - -- - - ~ Features: _ O~nu~>entalalurn~ndmcaiopytop ' Interc^angeable basewitr a vndeva~~eryof globes ' _, ,~ Syrcr~atr,c a- Asymmemc d+s;~rb.bon Base a^C op;,cal s' p separately ' Fowderceathrsh Qasear,d oor,cal ship separately HPS snits standard v+nth encapsulated starter that is located at the socket fur r, ~,r(,k aCCNFF Uro ck d+scon r,act pwg for easy ma' ntorance Easyaccesxcomponentdoor Photocontrol and terrninal blockavaoabie and locatod with easy across from corcoone~tdoor E39rc~gal base lamp ho;der standard A~1pllGat[OIIS: Moonn toa'x3' pole top tenons- S:roetscapos Avs~lable in shppied acrylic or po!ycarbonate globes Wolkweys FathwaYs All e'ectrical compv~+entswarranted by AEL's 6 year guarantee. FeFtS Cor,ipheswlhANSI C1362,C13610,C13615,C13631. Sui•atJe ror 30"C MH & MV r -4tYC HPS. 13' ' -~, -•- r- ~_ r~~: 3f" ' 4~fS' ' t t J \ - _, ~tl' _ -~ --«-i 2x L.t} EHeaavr ProiecreJ Aro IEPAt ', Th- EPA to > (r,: ~ r ~ a A4v nr Wt .. <i Ih r.- R2 Product Guldc lorphornnrerne ~nformat+or, please v~srt cunve5s4e, am.rtivn ~ tnwvamencanererrnrlryhbnycam ~i~~ AGENDA ITEM 7 a Page 106 of 142 ITEM 7 a ,~ >~ ~~ _f~ -v_ -+ ~ r-- 3.i rr ,...,. j4 ! I ~! I 3 +~OUN77NC ~, ~; j MfiGHT ~ ' ~j ~ ., ' 3 `~'-` ~- ° r CROvhJ Lttit ~ x -s- ~~ q°_.~ ~ ~ _... t ~i ii~lE'L;~ wtRiNC ~~CE`,S ~ t ! NQI ~. ~ -- j 1 f~ Li ~J' Z~r' i ~^~Lf nr,v 7t,. „'-~ AGENDA ITEM 7 a Page 107 of 142 ITEM 7 . a Figure 5 -Conceptual Landscaping plan >; ~ ~ <~.,; ;~ rt_ > ~ l (~ w`t -3 y 4~ i "~ d ,~ E ~ 1I ~ Y ~ -~'~ 3 j a ! TX f -k 4 ~ 1G t 5 3 i . ' ~,ql---.^. ~ a „fit : ;~ ~y '".d ~-~ ~' 70 4 ai Y i Y• 4~ .7~wr~~~~.1 ~ Z t J '\ E Y ~ J f ` ~ :~ ,its ~ ~ ~ X33 , 9 ~ a~~~`~~~'~'!~a ~ Y~ a f ~ J .~ ~ ~ A ~l ~ ~S~ i 5 9 L jY S • • .• Y y x Y • ~ ~ ~ 9 ; ]~~1~ iCC~ ,3 ~ t ~rrw A r`~ r ~{ ~ Z D ~p ~ ro T C~ ; p 1 TERRA GpNCLpTUAt- ' TAHdMA LANDSCAPE DtV 1 PLAN .° z„ N w ~ I... ...._ AGENDA ITE ~ Page 1Q8 ITEM 7 a Figure 6 -Open Space Plan WLUYOCe~.1e•~N.wvwrrow•.sYAi 4R, Kirl':l 6l~Rt ~l ~~ b .W 1 ::~ '~ ~~f ~ ' '<~~ ii~~ I rl1~ ~iitt', ~ 1 t ~. 3 ~ i~~ It f ~~~ ~i r1~~i y 3 ~_. y .~I 1 ~ `i ~ t 1 { ~ ~~j '~ ~ ~~ ~~~ ~ i t ' ~ ~ ~ }._ _ _ ' E~ I : ~ ~ ~ ~ `~=' i ~ ~ t~ ~ ~ ~ ~ I i~ ~ ~ ~ ~ it . ~ tf_ i``~ ~~ 1. `~ w: _ ' ~° ~ ~ ~ ~ $E s ~ w ~ ~~ . ,-~ .~7,~- _; ~,,,r ~`~, ~. l~~ 1 ~ tip, r]~~ ~,,, ~ u ` ~ t \~ Zf _ _ _ -~ s ~ ~ -- ~~- - . yn s ~~ ~"1 r. . 3 i tZ ~ f3 fir-. »..:,, ~ ~~' `1 f~`, ~ - , '-' P. ', _ ~ € ~ ~- ~ ~ { S is ~ ~ ~` ~~~~ .- +,{ '°' z '_ AGENDA ITEM 7 a Page 109 of 142 ITEM 7 a i f Ir ~~; -i /Z V+ { II rn v rn r.. T C m C? Z y,~ i' r m .t r-- ~x R'y+„Yrf`~~~ily f yq l^S K _ a ,q~ ~ i ~~:pJ ' _ ~ r~~iN ~ ,~': 1 1 .. <: L rj ~ C: /~ J - u -~ ~= _ ~ , W ~ ' o -~ ~ .. ,- - o -- ~ ~ .~ --~ . d N A r rn i ..~ ~,p~, ;:~ ~~ ~, a~ ~~. ` "' ~A~~ ~` .~ ~~ ..1 '.,,~ AGENDA ITEM 7 a Page 110 of 142 ITEM 7 a Figure 8 -Fence Detail (Pittsburg) I,~,.~~,,,,. 19ri psi R~ u ;~ is p~. 'E~.f ~ t ~ ~' 1~3-:~ ~; i.' .,5. 3~ I~a~r7a~~ir~ K~~r.~ li~,~ ~ >_,. ~, ~ ~. ~~ `<o-4 Figure 9 -Fence Detail (Allentown) ~~yy x ' ~ _ -_ ~ 4~t 1'~'. . ~~~~ ~ ~ f- ~4 r o ~c~i~~'at ~ .+yyG ~~'I~E~7191 '.E Y,' ~ ~~y~ ~ ' ~ t ~ ~ i ~tV~ZL ,A~ii~ ~ ~~~~ i ~ t t' iL ', ~ ~ ~ t • ti . ~, r+m~ . ~ - ! ~'p"~j{'~~ ~_'~'-~~' f.~'-~~. - ~•.~~fiy' yid' 1 AGENDA ITEM 7 a Page 111 of 14~ I1tHVit1 .lrr\rtRSi"t 1)1L.~I: tT t1 t K rte, H \u r~pn,. HKi virr, •..r 1i i~•~~~. ITEM 7.a AGENDA ITEM 7 a Page 112_ of 1 ~2 ITEM 7 a City of Yelm ~. ~~ r~~,. Community Development Department t` `~ 105 Yelm Avenue West , ~ ~;. I k , qtr ~~~_ i,'~_~`. P.O. Box 479 Yelm, WA 98597 YELIVI WA5HINOTON f Case Number: SUB-05-0068-YL (part of MPD-05-0067-YL) Proponent: Tahoma Terra LLC Agent: SCA Consulting Request: Subdivide approximately 15 acres into 89 single family residential lots. Recommendation: Approval with conditions Exhibit I: Site plan dated March 2005 Exhibit II: Notice of Application & Comment Letters Exhibit II1: Mitigated Determination of Non-Significance & Comment Letters Exhibit IV: Public Hearing Notice Proposal This report is for a preliminary plat of 89 single family units, on approximately 20 acres. The proponent has applied for approval of a Conceptual Master Plan Development of approximately 220 acres, Final Master Plan approval for approximately 40 acres, and Preliminary Plat approval for approximately 20 acres. Included in the Final Master Site Ptan 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 as Parcel A of Boundary Line Adjustment BLA-04-0166-Y L, as recorded at Thurston County Fde No 3699428. (Tax Parcel Numbers were not available from Thurston County at the time of this report.) Notice of Application and Public Hearing Notice of this application was mailed to state and local agencies, and property owners within 1,000 feet of the project site on April 1, 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 1,000 feet of the project site, and mailed to the recipients of the Notice of Application and SEPA Determination on Tuesday, Friday, June 24, 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, June 24, 2005. AGENDA ITEM 7 a Page 113 of 142 ITEM 7 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 arrd services are presen t to meet the needs of the proposed development Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (l3)(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 facilities impacted by the proposed development are present, or are on an approved and funded plan, to assure t hat facilities 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- sigrnficance based on WAC 197-11-158 on May 24, 2005. This determination is final and fulfils the City's responsibility for disclosure of potential, significant environmental impacts The Heanng Examiner may take action to deny or condition the proposal based on impacts identified in 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 facility 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 steal{ reconstruct June 28, 2005 Page,2~~DA ITEM 7 a A Page 114 of ~ 42 ITEM 7 a Longmire Street to a modified collector standard from the project entry to Yelm Avenue West (SR 510) o Prior to the approval of any development permit (including a final subdivision) which 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) ai' 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 1,301st 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 associated 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 June 28, 2005 FaHe„~C`N12DA ITEM 7 a li Page 115 of 142 ITEM 7 a 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 geotechr~ical 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-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. 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 "enc;ourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks" [RCW 36.70A.020(9)) Chapter 14.12 YMC provides guidefines 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 Appropr late uses of dedicated open space include. • Environmental interpretation oreducation • Parks, recreation lands, or athletic fields ~~ Footpaths or bicycle trails June 28, 2005 ra~~~fl~DA ITEM 7 a Page 116 of '142 ITEM 7 a 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 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 di strict became a condition of the Mitigated Determination of Non-significance issued pursuant to the State Environmental Policy Act. 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. Chapter 16 16.090 Y MC requires that the I ayout 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 po ssible 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. June 28, 2005 Fafl l~Cf'N'DA ITEM 7 a N Page 117 of 142 ITEM 7 a Blocks greater than 660 feet in length shall incorporate traffic calm+ng dev+ces These devises sf iall also serve as a visual break to the block through add+tional landscap+ng or hardscap+ng. The plat, as proposed, meets this standard by "bulb-outs" in the main streets, connecting the pedestrian pathways through the development Tr+e 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 trips per unit. The Transportation Facility Charge +s payable at t+me of building permit issuance Parking Chapter 17.72 YMC requires a minimum parking ratio of two spaces per dwell+ng unit, which is typically met in subd+visions 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 projects +nternal roadways will be required to have a water main installed to serve fire hydrants anti indiv+dual services. Any ex+sting 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 +ts consumers Section 246-290-490, WAC, requires that the City take measures to ensure that contamination does not occur as a result of cross contam+nation An +rrigation meter may be +nstalled for the purpose of irrigation. A backflow prevention device will be required for all landscape +rr+gat+on connections between the irrigation system and the water meter This also +ncludes any ind+vidual irrigation systems that may be located on any indiv+dual lot within the subdivision fdent+fied +n the 2002 City of Yelm Water Comprehensive Plan +s a requirement to install f+re hydrant locks as part of the City's water conservat+on and accountabil+ty program In 2004, the C+ty was also requ+red to complete a vulnerability assessment in response to the new homeland security measures as a result of 9/11 Sewer System The City's Sewer Comprehensive Plan identifies the property as being within the sewer serv+ce area The current fee to connect to the City sewer system is $5,417.00 per Equivalent Residential Un+t (each ERU equals 900 cubic feet of water consumption per month) The June 28, 2005 pd ~eU~IV'DA ITEM 7 a Page 118 of 142 ITEM 7 a 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 low 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 June 28, 2005 Pa~~~fN'~pq ITEM 7 a Page 119 of 14~ ITEM 7 a Street Lighting Aclequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners. High mast street lights will be incorporated on the Boulevard Road, and Longm ire 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 portion s of the residential streets Subdivision Name and Addressing A subdivision name must be reserved with the Thurston County Auditor's Office prior to submitting for final subdivision approval. 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 !I 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 stor mwater 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 rewew 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 June 28, 2005 Pa f ~~fnN~'DA ITEM 7 a Page 120 of 142 ITEM 7 a Staff Recommendation Section 16.12.170 YMC requires written findings prior to a decision on a preliminary subdivision 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 proponent shall comply with the mitigation requirements of the MDNS issued on May 24, 2005, which include: • The developer shall mitigate transportation impacts through the payment of a transportation facility 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 project entry to Yelm Avenue West (SR 510). o Prior to the approval of any development permit (including a final subdivision) which 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 Pnor 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 protect. June 28, 2005 Fafl l7~ft~'DA ITEM 7 a fi Page 121 of 14~ ITEM 7 a o Prior to the approval of any development permit (+ncluding a final subdivision) which includes the 1,301st peak P.M trip generated from the project, define and construct the Mosman Avenue connector between Longmire Street and Solberg Street OR, cont+nue 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 Transportat+on and the City of Yelm for review and approval and all requ+red +mprovements 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 associated wetlands, the applicant has prepared a mitigation and enhancement plan to improve the surface water features of the site for both hab+tat 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 Planned 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 site plan and the first 89 lots. The conveyance shah 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 pro}ected density of the City, its urban growth area, and the subject property. Prior to d+sturbance of any identified geologic hazard area, the applicant shall subm+t to the City of Yelm Community Development Department a geotechn+cal report that identifies established best management pract+ces for all act+v+ty 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-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 budding permit issuance, the applicant shal4 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 June 28, zoos Pa9~~E°fl'~'DA ITEM 7 a Page 122 of 142 ITEM 7 a 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. Each dwelling unit with the subdivision shall connect to the City water system. The applicant has provided to the City a "Water Right Conveyance ancl< 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 the preliminary plat of 89 lots, and the completion of the proposed three (3) acres of open space area located at the southwest end of Longmire Street. 9. The proponent 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 10 The final stormwater plan shall be submitted with civil engineering plans and shall include an operation and maintenance plan 11. Storm water facilities shall be located in a separate recorded tract owned and maintained by the homeowners association 12 All roof drain runoff shall be infiltrated on each lot utilizing individual drywells 13. 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 Dune za. 2005 Pas~~;~fN17DA ITEM 7 a Page 123 of 142 ITEM 7 a 14 The proponent shall submit a fire hydrant plan to the Community Development Department for review and approval as part of the civil engineering plans poor to final subdivision approval. 15 The proponent shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 16. The proponent shall be responsible for the installation of hydrant locks on all fire hydrants required and installed as part of development. The proponent 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. 17. Street lighting will be required. Civil plan submittal shall include a lighting design plan for -review and approval. 18. Prior to the submission of final plat application, the proponent will provide the Community Development Department an addressing map for approval. 19. Prior to the submission of final plat application, a subdivision name must be reserved with the Thurston County Auditor's Office. 20. The proponent shall submit a final landscaping and irrigation plan for this plat, along with the phased open space improvements with civil engineering plans 21. The proponent 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. Based on the Analysis and Conditions of Approval above, staff recommends that the Hearing Examiner approve SUB-05-0068-YL. June 28, 2005 Pagg 12~f~A ITEM -7 a NCi Page 124 of 142 ITEM 7.a Mitigated Determination of Non-Significance File Number MPD-05-0067-YL Proponent: Tahoma Terra, LLC Description of Proposal: The development of a Master Planned Community on 220 acres located in southwest Yelm. The application includes: • Conceptual Master Site Plan approval for the 220 acre parcel to include a range of housing types of between 880 and 1,200 residential units, a neighborhood commercial center, and a network of open space/recreation improvements. • Final Master Site Plan approval for the portion of the site east of Thompson Creek. The Final Master Site Plan includes approximately 216 residential lots, 18 townhouse units, a neighborhood commercial center with approximately 100,000 square feet of gross floor area, and a portion of the community park. • Preliminary subdivision of 89 residential lots within the Final Master Site Plan area. Location of the Proposal: The Tahoma Terra Master Plan is located in the western portion of the City of Yelm, near the Nisqually Valley Golf Course and in an area known as the Southwest Yelm Annexation area. SectionlTownship/Range: The Southwest'/4 of Section 24, and the East '/z of the Southeast'/4 of Section 23, Township 17 North, Range 2 East, W.M. Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment Therefore, an Environmental Impact Statement (EIS) will not be required under Section 43.21 C 030 (2)(c) RCW. 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 ConditionslMitigating Measures See Attachment A Lead agency City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Issue May 24, 2005 Comment Deadline June 10, 2005 Appeal Deadline June 17, 2005 Grant Beck, Community Development Director AGENDA ITEM 7 a Page 125 of 142 ITEM 7 a This Mitigated Determination of Non-Sigrnficance (MDNS) is issued pursuant to Section 197-11-340 (2) WAC Comments must be submitted to Grant Beck, Community Development Department, at City of Yelm, 105 Yelm Avenue West, P O Box 479, Yelm, WA 98597, by June 10, 2005, at 5 00 P M The City of Yelm will not act on this proposal pnor to June 17, 2005, at 5 00 P M You may appeal this determ+nat+on to the Yelm Hear+ng Exam+ner, at above address, by submitting a written appeal no later than June 17, 2005 at 5 00 P M You should be prepared to make spec+fic factual ob~ect+ons Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals This MDNS +s not a permit and does not by +tself constitute pro~e`Ct approval The applicant must comply w+th all applicable requirements of the C+ty of Yelm prior to rece+vmg construction permits which may include but are not I+mited to the C+ty of Yelm Comprehens+ve Plan, Zon+ng Code (Title 17 YMC), Critical Areas Code (Chapter 14 08 YMC), Stormwater Drainage Design and Eros+on Control Manual, International Building Code, Critical Areas Regulations (Title 14 YMC), Road Design Standards, Platt+ng and Subdiv+sion Code (Title 16 YMC), and the Shoreline Master Program DO NOT PUBLISH BELOW THIS LINE Published Nisqually Valley News, May 27, 2005 Posted +n publ+c areas May 24, 2005 Copies to All agencies/atizens on SEPA ma+i+ng i+st and adjacent property owners Dept of Ecology w/checklist AGENDA ITEM 7 a Page 126 of 142 ITEM 7 a Attachment A Mitigated Determination of Non-Significance MPD-05-0067-YL Findings of Fact 1. This Mitigated Determination of Non-Significance is based -.on the project as proposed and the impacts and potential mitigation measures reflected in the applicant's environmental documents. In addition, per WAC 197-11-754, the following documents are directly applicable to the subject proposal and are hereby adopted by reference: / Final Environmental Impact Statement, January 1995, City of Yelm Comprehensive Plan and Joint Plan with Thurston County. / Final Environmental Impact Statement, March 1993, Southwest Yelm Annexation. / Addendum to the Final Environmental Impact Statement for the Southwest Yelm Annexation, July 1994, Thurston Highlands Master Plan Application. / Environmental Checklist and Mitigated Determination of Non-Significance, September 1999, Prairie View Master Plan. / Critical Areas Study, December 1997, IES Associates Environmental documents submitted as part of the application include: / Expanded Environmental Checklist, March 2005, SCA Consulting Group / Updated Wetlands Analysis, March 2005, The Coot Company / Preliminary Drainage and Erosion Control Report, March 2005, SCA Consulting Group / Transportation Impact Analysis, February 2005, Transportation Engineering NW 2. The environmental documents indicate that the property is composed of soils and substrates that are suitable for building and for stormwater infiltration. These soils will be managed on-site to provide a source of base material needed for roadway and building construction. Approximately 250,000 cubic yards of material has been identified that will be screened and processed to balance the earthwork needs on the site. Potential geologic hazard areas located on the site will be protected through the requirement of a geotechnical report prior to final Master Site Plan approval which only allows activities which. will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions; will not adversely impact other critical areas; and are designed so that the hazard to the project is eliminated or mitigated to a level equa- to or less than pre-development conditions; and are certified as safe as designed by a qualified engineer or geologist 3. There is no indication m any of the environmental documents that there will be AGENDA ITEM 7 a Page 127 of 14~ ITEM 7 a any potential long term significant impacts to air quality from the proposed development. Short term impacts will be related to heavy equipment exhaust and dust generated from grading and rock processing activities The use of best management practices for air control will be required. 4. The City of Yelm's Critical Areas Code requires the identification and protection of surface and ground waters. The project proposal is on the site of the former Dragt Family Dairy that was an active dairy farm for many years and which ceased operation in 1993. The environmental documents indicate that surface waters have been identified on the site and include Thompson Creek, a seasonal Type 5 stream, and wetlands associated with this stream. The former and ongoing agricultural activities have caused degradation to the site's surface water systems and an enhancement plan has been prepared to improve the described surface waters and the wetland functions and values. 5. The City of Yelm is identified as a Critical Aquifer Recharge Area, a designated environmentally sensitive area. Potential impacts to groundwater quality and quantity will be mitigated through the implementation of standards that are technically equivalent to the Department of Ecology stormwater manual as adopted by the City of Yelm. The City has adopted the Department of Ecology Drainage Design Manual, which requires that stormwater generated from roadways and parking facilities be treated for oils, sediments, and heavy metals before infiltration. The neighborhood commercial element of the Master Plan allows uses that could potentially generate hazardous materials and/or fats, oil, and greases. Existing regulations require grease interceptors and hazardous material containment facilities where appropriate. 6. The environmental documents indicate that there are some plant/animal priority species and habitats in the vicinity of the project site. The predominant Oak Woodland and Shore Pine plant communities are located along the Thompson Creek corridor and associated wetlands, which are areas being enhanced for open space preservation The animal species have been determined to only frequent the area for occasional feeding and do not use the site for breeding or nesting. The project proposal is not expected to have a significant impact on priority plant or animal species and habitats 7. The environmental documents do not identify any potential significant impact related to the use of energy or natural resources not typical of an urban development. 8. The environmental checklist indicates temporary noise and dust would be generated from construction vehicles throughout the construction phases of this project. Construction related activity shall comply with all current State and local statutes and best management practices Attachment A MDNS (MPD-05-0067-YL) Page 2 of 6 AGENDA ITEM 7 a Page 128 of 142 ITEM 7 a 9 The environmental checklist indicates that roadways and pedestrian paths will be lit to provide safe driving and walking conditions The expected light is not anticipated to exceed typical urban standards and therefore, is not expected to have a significant impact on surrounding areas. - 10. The addition of up to 1,200 new residential units will create additional demand on the City's parks and recreational amenities. The proposed master plan will be required to provide recreational opportunities for the residents of the City of Yelm. Improvements generally include but are not limited to soccer fields, play structures, seating areas, picnic tables, restroom facilities, rock wall, bike paths, foot paths and an open water boardwalk. 11. The environmental documents have not identified any areas of historical or cultural significance. Research of the City's historic resources (1935 aerial photograph, 1918 map of the Yelm Irrigation District and Thurston County's map of Historic places, and the database of historic properties maintained by the Thurston Regional Planning Council) did not reveal any structures or locations on the subject site that have any historic or cultural significance. 12. The traffic impact analysis (TIA) submitted as part of the application indicates that upon full build out, the project could potentially generate between 13,300 - 15,300 vehicle trips per day, with a minimum PM peak of 1,400 vehicles per hour. The TIA indicates that, with average growth: The proposal will have a significant adverse impact on specific road corridors and traffic movements at various intersections in the City, including Longmire Street and Berry Valley Road. The proposal will lower the level of service and increase wait times at the intersection of 1st Avenue (SR-507) and Mosman Avenue, 1st Avenue (SR-507) and Yelm Avenue (SR-510) and other intersections along Yelm Avenue. The TIA proposed specific mitigation measures for many of the identified impacts and has outlined the necessary improvements tied to specific development phases of the project. 13. The environmental checklist indicates that the proposal will require police and fire protection. The Yelm Police Department provides police services to all City residents and businesses. The construction of Tahoma Terra will create additional demand on the Yelm Police Department 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. SE Thurston Fire/EMS provides Fire and Basic Life Support services to City of Yelm residents and businesses. The Tahoma Terra project will create additional demand on the Yelm Fire District. 14. Impacts to fire protection services will be mitigated through the provision of fire Attachment A MDNS (MPD-05-0067-YL) Page 3 of 6 AGENDA ITEM 7 a Page 129 of 142 ITEM 7 a flow and emergency vehicle access, and structures which will be built to current building and fire codes. 15. The City of Yelm has adopted comprehensive Water and Sewer System Plans and a Reclaimed Water Facilities Plan to guide orderly extension of the City's infrastructure improvements. These system plans anticipated the~uild out of the southwest Yelm annexation area. Upgrades and extension of these utilities, consistent with the adopted system plans, will be necessary to provide adequate levels of water and sewer service to the subject site. 1Ei. The Environmental Impact Statement for the southwest Yelm annexation indicated that development within the annexation area, including the subject property, would be required to provide water rights to the City sufficient to serve the subsequent development of the properties. The property has recorded water rights that the applicant intends to transfer to the City of Ye1m to provide for the development of the property. The property has been assessed through the City's sewer local improvement district, which includes a commitment by the City to provide water and sewer service for no more than 89 single family residential units prior to any water rights transfer. If the Washington Department of Ecology does not approve a transfer of water rights, or the transfer does not include sufficient water to serve the proposed development, final subdivision approval of any phase beyond the 89 lots could not be approved. 17. The City of Yelm has adopted a concurrency management system as required by the Growth Management Act. Chapter 15.40 YMC (concurrency Management) is designed to ensure that the improvements required to support development are available at the time of development. A concurrency determination may be issued for a proposal as it relates to transportation issues when: the development provides on-site frontage improvements; the project makes off-site improvements as necessary to provide for the safe movement of traffic; and the project makes a contribution to projects identified m the six year transportation improvement program in the form of a Transportation Facilities Charge. The Growth Management Act at Section 36.70 070 (6)(b) RCW states that a finding of concurrency can be issued when required improvements are in place at the time of development or that a financial commitment is in place to complete the improvements or strategies within six years 18 This threshold determination and adoption of previous environmental documents will be used for all future development permits and approvals within the Conceptual Master Site Plan of Tahoma Terra provided that those permits and approvals are consistent with the application and approval for the Conceptual Master Site Plan Attachment A MDNS (MPD-05-0067-YL) Page 4 of 6 AGENDA ITEM 7 a Page 130 of 142 ITEM 7.a. Mitigation Measures 1. The developer shat! mitigate transportation impacts through the payment of a transportation facility charge (TFC) pursuant to Chapter 15.40 YMC. The fee shall be paid at the time of building permit issuance. 2. The applicant shall be responsible for the following transportation improvements: / Prior to the final subdivision approval of any lots the applicant shall reconstruct Longmire Street to a modified collector standard from the project entry to Yelm Avenue West (SR 510). / Prior to the approval of any development permit (including a final subdivision) which 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. / 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. / 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. / Prior to the approval of any development permit (including a final subdivision) which includes the 1,301st 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 3 To mitigate previous impacts from agricultural activities to surface waters, plant Attachment A MDNS (MPD-05-0067-YL) Page 5 of 6 AGENDA ITEM 7 a. Page 131 of 142 ITEM 7.a commurntties and animal communities along the Thompson Creek corridor and its associated 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 Planned Community. 4. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. 5. 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 site 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. 6. 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: / will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions; / will not adversely impact other critical areas; / are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than pre-development conditions; / are certified as safe as designed by a qualified engineer or geologist. 7. 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. 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