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20050067 Project Reviewow~~ T~p~ City of Yelm °' ~' Community Development Department ,-~ 'xs . 105 Yelm Avenue West ,~ ~. ~' ~ 4 ~ ~ ~F~ ~: ~: P.O. Box 479 ~YELM ~ Yelm, WA 98597 WGSMINGTON August 17, 2005 Steve Chamberlain, P.E. Tahoma Terra LLC 4200 6th Avenue SE, Suite 301 Lacey, WA 98503 Dear Steve: At it's regular meeting of August 10, 2005, the Yelm City Council took action to approve the Tahoma Terra Conceptual Master Site Plan and Final Master Site Plan for that portion of the property lying east of Thompson Creek. The Council upheld the Hearing Examiners recommendation with one change to condition 6 of the Conceptual Master Site Plan Approval. Based on this action, the Conceptual and Final Master Site Plan is hereby approved and development permits may be processed within the area of the final master site plan. Conditions of Mitigated Determination of Non-Significance 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, construction of the Killion Road Boulevard extension from the property to (360) 458-3835 (360) 458-3144 FAX www.ci.yelm.u~a.us 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 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. August 17, 2005 Page 2 of 5 0 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. Conditions of Approval -Conceptual Master Site Plan 1. 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. August 17, 2005 Page 3 of 5 6. Prior to approval of any residential development west of Thompson Creek, the neighborhood commercial center shall 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 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 '/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. August 17, 2005 Page 4 of 5 0 Conditions of Approval -Final Master Site Plan The applicant has established that the request for Final Master Plan approval for Phases 1 and 2 satisfies all criteria set forth in 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. If you have any questions regarding the Councils action on the Tahoma Terra Master Plan Development, please don't hesitate contact the Community Development Department. S -~j'(~_ Grant Beck, Director Department of Community Development August 17, 2005 Page 5 of 5 ~4 1'l;J• CC Y ~ il.: f'~ y~ ~. ~, _ YELM , WYSNINGTON City Community De, GRANT BECK COMMUNITY DEVELOPMENT DIRECTOR 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 City of Yelm Public Hearing to receive comments on 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 Longmire 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 /, n /"1- ~~~~~~ L~~J~,~rtC~ - Agi~s P. Bennick, City Clerk/Treasurer 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 Newspaper of Record Nisqually Valley News Posted Yelm City Hall Yelm Timberland Library TAMI MERRIMAN CITY OF YELM COMMUNITY DEVELOPMENT PO BOX 479 ~~~~ T~ p ~ ~~ ~~ I YELM WA 97597 ~' `~ Community Development Department '~ ~~ _ 105 Yelm Avenue West s~~ ~ ' " ?~~ ~~' ~,~~,. ~ P.O. Box 479 YELM Yelm, WA 98597 WASNtNGTON NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Monday, July 11, 2005, 9 00 A.M. PLACE: City Council Chambers, City Hall 105 Yelm Ave West Yelm, Washington PURPOSE: Public Hearing to receive comments regarding the Tahoma Terra Master Plan Development: Case Number MPD-05-0067-YL and SUB-05-0068-YL. A proposal by Tahoma Terra, Inc., for a Master Plan Development on a 220 acre parcel of land located south of Berry Valley Road and east of Longmire Street. The application includes conceptual approval for the entire property, final master site plan approval for the portion of the property east of Thompson Creek, and preliminary subdivision approval for the first 89 lots. 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. The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposals. The Hearing Examiner will make a decision on the matter within 10 days after the hearing. Testimony may be given at the hearings or through any written comments. Comments must be received by the close of the public hearing. Such written comments may be submitted to the City of Yelm at the address shown above or mailed to City of Yelm, PO Box 479, Yelm WA 98597. Any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Ave W., Yelm, WA. For additional information, please contact Tami Merriman at (360) 458-3835. The City of Yelm provides reasonable accommodations to persons with disabilities. If you need special accommodations to attend or participate in this hearing, call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting ATTEST: City of Yelm y, ~f~ ~ ~~~/'fir: ~ ; ,r"~ AgnesV6ennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, June 24, 2005. Posted in Public Areas: Friday, June 24, 2005. ~f'+p~ ~H~ A~ >~ ::~, s;,, E Memorandum To: SPRC City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Frnm• Rnharta Allar~ Or'~minictroti~rn /~cni c4nr+t - - - ---- - -- - -- --- - ---- -~ ----------.,._ w...., . _......,.»... Date: April 1, 2005 Re: MPD-OS-0067-YL and SUB-OS-0068-YL -Project Review Schedule for Tahoma Terra Attached is the application packet for the above referenced project. After your initial review of the information submitted, if you need additional information from the applicant, please let me know as soon as possible. Please see the SPR schedule for specifics on the review process steps. I \SUB Full Plat Subdivision\OS-0068 Tahoma TerralPro~ Rev Date Memo doc a~,~~T~p~ City of Yelm ._ ~' `~ Community Development Department z '~ ~ `~ ~~~ 105 Yelm Avenue West ~, ~ -s~' s. , ~-- ,, t ,, P.O. Box 479 "~~~ Yelm, WA 98597 YELM WGSMINGTON June 21, 2005 Stephen K. Causseaux, Jr. 10th & I Building 902 South 10th Street Tacoma, WA 98405 Dear Steve: Enclosed is a copy of the Tahoma Terra "Reading File" that includes all of our information regarding the Tahoma Terra Master Plan Development (Case Numbers MPD-05-0067-YL and SUB-05-0068-YL). A public hearing has been scheduled for this project on Monday, July 11, 2005 at 9:00 a.m. at Yelm City Hall. Although Grant has not yet completed the Staff Report for this project, he thought you might want this information prior to receiving the Staff Report, as there is so much of it. If you should have any questions about this, please give me a call at 360-458-3835, or Grant Beck at 360-458-8408. Sincerely, Roberta Allen, Administrative Assistant Department of Community Development (360) 958-3835 (360) 458-3]44 FAX www.ci.yelm.wa.us r ~ ~ J` r+' ~~ ` r: <-~ '~' '~ YELM WGSHINGTON April 1, 2005 Steve Chamberlain Tahoma Terra, LLC 4200 6th Avenue SE, Suite 301 Lacey, WA 98503 City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 Re: MPD-05-0067-YL and SUB-05-0068-YL Dear Mr. Chamberlain: The Yelm Community Development Department has determined that the Tahoma Terra Master Planned Development and Subdivision applications (MPD-05-0067-YL and SUB-05-0068-YL) are complete as of the submission of the utility and stormwater plans on March 31, 2005. If you have any questions regarding this determination, please contact the Department at 360.458.3538 or by stopping by City Hall during normal business hours. ~cer ;- i' ~ / Grant Beck, Director -Department of Community Development (360) 458-3835 (360) 458-3144 FAX www.ci.yelm.wa.us .' ,~ 4200 Sixth Ave SE, Suite 301 Lacey, WA 98503 (360)493-6002 (360)493-2476 Fax sca@scaconsultmggroup com www thescagroup com e o ---------------------- March 18, 2005 Mr. Grant Beck, Director City of Yelm Community Development PO Box 479 Yelm, WA 98597 RE: TAHOMA TERRA SCA #04104 Dear Grant: ~C~~~ LIAR ~ 1 2005 As you requested, we are submitting the additional materials associated with our Master Plan, Application for Tahoma Terra. Hard copies are attached for your insertion into the notebook etc. The electronic data will follow by days end. Should you have any questions please call me at (360) 493-6002. Very truly yours, SCA CONSULTING GROUP ~,,, J: ". P ~ ~ :j ' Stev`e~ll: `chamberlain, P.E. President ~_... - SLC/nc Enclosures cc: Doug Bloom K:\TEXT\++Pro~ect Files++\2004 PF\04104\Corres\Beck031805.doc DESIGN/BUILD • CIVIL AND TRANSPORTATION ENGINEERING PLANNING SURVEYING 4200 6`h Avenue SE, Suite 301 ~ Lacey, Washington 98509-3485 '' ~ of (360)493-6002 `~~~, (360) 493-2476 FAX Consulting Group DATE: March 31, 2005 SEND T0: Tami Merriman, Assistant Planner City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98593 VIA: I COPIES DATE DESCRIPTION 5 I 3/31/2005 I Tahoma Terra Div 1 & 2 Slte Plans for City of Yelm Preliminary Submittal 5 3/31/2005 City of Lacey Sanitary Sewer documentation THESE ARE TRANSMITTED AS CHECKED BELOW: ® FOR YOUR USE ® FOR REVIEW & COMMENT ^ FOR YOUR APPROVAL REMARKS: TRANSMITTED BY. SLC cc: LETTER OF TRANSMITTAL SCA PROJECT NUMBER: 04104 AGENCY PRO]ECT NUMBER: PROJECT NAME: Tahoma Terra eci~e LIAR 3 ®2005 ^ AS REQUESTED ^ APPROVED AS NOTED ^ RETURNED FOR CORRECTIONS 4200 6t" Avenue SE, Suite 301 Lacey, Washington 98509-3485 (360) 493-6002 (360) 493-2476 FAX onsult ng Group DATE: March 22, 2005 LETTER OF TRANSMITT~-L ~~ sh, ~~ SEND TO: City of Yelm Planning Attn: Tammy VIA: ~' COPIES ~ ~ . ~. •. DATE `' ;~_~ ~ ` SCA PROJECT NUMBER: 04104 AGENCY PROJECT NUMBER: PROJECT NAME: Tahoma Terra DESCRIPTION ~„ 4 03/22/05 Preliminary Drainage Report 1 03/22/05 CD -Drainage Report THESE ARE TRANSMITTED AS CHECKED BELOW: ^ FOR YOUR USE ^ AS REQUESTED ^ FOR REVIEW ~ COMMENT ^ APPROVED AS NOTED ^ FOR YOUR APPROVAL ^ RETURNED FOR CORRECTIONS REMARKS: TRANSMITTED BY: Marek ]. Danilowicz/njt cc: QUADRANT HOMES .- April 28, 2006 Mr. Grant Beck Community Development Director City of Yelm 105 Yelm Avenue West Yelm, Washington 98597 Re: Tahoma Terra Division 1 Development of Required Pocket Parks Dear Mr. Beck ~~ ~~eo ~~~~ ~ joo~ ~ Per your request, this letter is to confirm our intent to construct the required Division 1 pocket park prior to the issuance of the first Certificate of Occupancy for a residence. Our development plan for the pocket park has been submitted to Tami Merriman for review, which we anticipate a response by May 5th. Once any comments from the City have been incorporated we will contract with our landscaper to construct the park as soon as possible. Thank you for your continued hard work on this project, we look forward to the successful completion. Sincerely, QUADRANT HOMES ~= GLv~-~ James A. Sprott /Senior Development Manager ~u~~ ~ Mark S. Gray Sr. Vice President cc: Doug Bloom, Tahoma Terra LLC 14725 SE 36th Street, Suite 200 • PO Box 130 • Bellevue, WA 98009-0130 • Tel 425 455 2900 • Fax 425 646 8377 www quadranthomes com Q Windermere July 6, 2005 City of Yelm Community Development Department 105 Yelm Ave West PO Box 479 Yelm, Wa 98597 Re: Tahoma Terra Public Hearing Case # MPD-OS-0067 YL and SUB -OS-0068-YL To Whom It May Concern; I live and work in the City of Yelm and am writing to support the above Referenced project. I like that this is a master planned community, that There are lots of parks and open spaces and that a reputable builder will be putting up homes. I appreciate that there will be a diversity of Dwellings and services, and consideration for the aesthetic beauty of Our City. Given that Yelm is growing so fast, I think it is wonderful that much thought has been put into such a large community. I look forward to seeing this project realized, and of course, to having More houses to sell! ! ! Respectfully, C~~ ~~~ Terry Kaminski Designated Broker Windermere Real Estate Windermere Real Estate/Yelm WA ~'~~ ~~ ~~~ ~ 0~~0 ~® os PO Box 1257. 609 Yelm Avenue West • Yelm, WA 98597 • 360/458-3855 • Fax 360/458-1806 • E-mail wreyelm@sprynet com JUL. 8.2005 3:33FM RYAN ~WAN~ON CLEVELAND N0. 7530 F. 2 ~S ~~ Ryan, Swanson Cleveland, PLLC Curtis R. Smelser July 8, 2005 Via Facsim~Ie & Federal Ex ress Stephen Causseaux Hearing Examiner City of Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 direct dial 206-b54-2217 direct fax 206-652-2917 smelserQryanlaw.co[n Ref No. 5036 01/016592.(10005 Re: Case No. MPD-05-0067-YL and SUB-05-0068-YL Tahoma Terra Master Plan Develo rnent and Prelimina Subdivision Dear Steve: We represent Tahoma Terra, LLC, the applicant and developer in the above- referenced matters. I am currently out of the state on vacation and unavailable to attend the public hearing scheduled for July 11, 2005. Instead, I am submitting this letter for the public record. The applicant and I have reviewed the staff reports related to these applications. We concur with the staff's assessment of the projects and the fact that the projects comply with all of the requirements of state and local government, and agree to accept the recommended conditions of approval. At the public hearing on these applications, the burden is on the applicant to demonstrate compliance with the various local and state Iaws and regulations. Steve Chamberlain, a co-applicant and Principal of SCA Consulting Group, acting as both representative of the applicant and as project engineer, will lead the applicant's testimony. He will call upon Tahoma Terra project team members Jeff Schramm, PE, Transportation Engineering Northwest, Steve Shanewise, The Coot Company, and Bob Droll, Landscape Architects, P.S. The project team will focus primarily on transportation and critical areas and their appzopriate mitigation measures. However, Charttr Member' of TAGLaw, a worldw{de network of law firms 1?O1 Third Avcnu~, Suite 3400, Sea[[le, ~~ashingcon 98101-3034 phone 200.464.42?4 ~ 800 458 5973 ~ fax 206.621.7568 www.ryanlaw.com JUL. 8.2005 3:33FM RYAN SWANSON CLEVELAND N0. 7530 F. 3 Stephen Causseaux July S, ?005 Page 2 the team will be sure to Iay the foundation of expert testimony on just ho~~ the proposed project will mitigate aII of the significant environmental impacts associated with the Master Plan Development and subdivision. Tf for any xeason the public record is held open beyond the hearing date, I would be pleased to respond to any issues the Hearing Examiner would like. Very truly yours, ~'~`~- ~' Curtis R. Smelser cc: Steve Chamberlain Doug Bloom 4:3036 Ol 67/67/2665 16:11 366-493-2476 SCA COPJSULTIPJG GP,OUP PAGE 62 - ~•- .1 ~_ -:Ia-a~rz City of Yelm Community Development Department 105 Yelm Avenue West h f1 Rix 479 Xelm, Washington 98597 To Whom Xt ltilay Concern; My name is Maureen Jorgenson. I am a resident and licensed realtor in the state of Washington. I have known Doug Bloom of Rainier General Development for the past 5 years. I have represented him in over lfl~ transactions invnlvina the .ale n~f real estate 1 have always known Doug to be an excellent developer and businessman. Ike has meticulous attention to detail and an incredible work ethic- I have seen Doug undertake numerous projects in the South County and complete them in a timely manner. I think the city of Yelm will be greatly benefited both aesthetically and economically by the development of Yelm Terra, J.f you would lil`e further comment, I can be reached at (~co~~so-31o?. Sincerely, Maureen Jorgens Van Dorm (360)280-310? Received JUL 0 S 2005 f;]o OLACK LAKE IILVD. S~J, bV~ ~'F t. OL!'MP1A, WA yesu: ]6U Y~].]bJ0 www ~.ndunn cum Fax 36U Y~J.7~Ss 07/07/265 16:11 JhA'4~J_2476 SCE COPJSULTIPlG GPOUP P,^~GE 03 - r- - ~~,,_ - v..CZL~y\~.~ City of Yelm Community Ievelopment Department 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 To Whom It May Concern- My name is Bill Nieland- I vas a resident of Rainier for 23 years, I currently live in Olympia. I am a real estate agent licensed in the state of Washington. I have known Doug Bloom of Rainier General Development ~'or 16 years. We have had Uusiness dealings for those 1 F years T ronsitler i)or~v Rl~nm to he honest and forthright in his business relationships. I have worked with him on numerous projects he has undertaken in the Xelm, Rainier, Tenino and Rochester areas- Doug has considerable expertise in the area of land development- I consider the proposal for 1 ahoma Terra to be a benefit to the city of Yelm, As a realtor with over 10 years of experience, it is my opinion that the project will greatly enhance the Yelm area. Should you to speak with mc, my direct number is (360)739-1260. . ~nr.Pre ~_ ill Nieland Van Dorm Realty, Inc. Received JUL 0 ~ 2005 is~a DLAGK LAKE BLti'D, Sw, yU~~~= ~ OLYMPIA. wA 9s~o3 7GU get, t;Y UO wv.v ~.u Juvn~ com rax ]GO O.;t,l ~7i ,~ F ? ,~ r~>~ July 8, 2005 Hearing Examiner City of Yelm Dear Sir, Nis ~GI I u~ I le LF COURSE GO P.0. BOX Q YELM, WASHINGTON 98597 PRO SHOP 458-3332 ~~ JUL ®~ 2005 My name is Rob Edwards and I am the General Manager at the Nisqually Valley Golf Course. I am writing this letter to voice my support for the Tahoma Terra project. It is my firm belief that this project will not only enhance my facility but the city as well, for the following reasons: 1) The potential numbers of residents represents new customers for not only my business but the other businesses in town (restaurants, gas stations, hardware stores, etc.) 2) The traffic improvements and beautification of streets will enhance the look and appeal of the surrounding residential areas. 3) The city and its residents will benefit from the reputation and knowledge that you have a first class development along with its amenities to attract people to the city and to help reach its potential. I realize that having worked in this city for almost five years that traffic is a major concern to most residents and the bypass seems a long way off, but it will happen and with the improvements this project will bring I think these will be alleviated in time. Respectfully yours, Rob Edwards Nisqually Valley GC '4~,~f T~A~ City of Yelm d Community Development Department 105 Yelm Avenue West ~f. P.O. Box 479 YELM Yelm, WA 98597 WYSMINGTON June 21, 2005 Tahoma Terra LLC 4200 6th Ave SE Suite 301 Lacey, WA 98503 Re: Tahoma Terra Sewer Design East of the Thompson Creek City of Yelm Project MPC-05-0067-YL Dear Mr. Bloom, The City of Yelm, after careful consideration and review of the proposed gravity flow sewer system to a major pumping station, has decided to require that Tahoma Terra use the current adopted sewer system design for that portion of the project located east of Thompson Creek. You will need to modify your design to meet our current Development Guidelines STEP System. This shall include a force main in the street and a tank and pump on each lot. After many meetings and discussions, with our consultants and maintenance personal we have concluded that we are not yet ready to commit to a new system design along with the requirements it would require. We feel that we need more time to work out the details of this system and to arrive at a design that would not only meet our current need but the needs of the future. Thank you for your effort on the designs you submitted. We will take them into consideration as we move forward during the next year to arrive at a standard design that can be used on the remainder of Tahoma Terra. If you have any questions or concerns please feel free to contact me. Community Development Department Respectfully, II ~~ ~~~~ ~ ~J~ ames Gibson Development Review Engineer C: Tim Peterson, Public Works Director Grant Beck, Community Development Director (360) 458-8438 (360) 458-3144 FAX mmw.ci.yelm.wa.us Page 1 of 1 Roberta Allen From: Jlm Gibson Sent: Tuesday, April 05, 2005 3 22 PM To: Roberta Allen Subject: FW Tahoma Terra Please add this to the reading and master files Jim Gibson City of Yelm PO Box 479 YeIm,WA 98597 PH 360.458 8438 FX 360.458.3144 ~Img@cl.yelm wa us From: Nancy Connell [mailto:nconnell@scaconsultinggroup.com] Sent: Monday, April 04, 2005 3:55 PM To: Jim Gibson Subject: Tahoma Terra Jim Attached please fend correspondence from Steve Chamberlain regarding the Sanitary Sewer Design Concept for Tahoma Terra. If you have any difficulty accessing the attached Word document, please contact my office. I well forward a hard copy via US Mail today. Thank you. Nancy Connell Office Manager SCA CONSULTING GROUP 4200 6th Avenue SE, #301 Lacey, WA 98503 www.thescagroup com Phone 360.493 6002 Fax 360 493 2476 4/11/2005 April 4, 2005 Mr. Jim Gibson City of Yelm Public Works Department P.O. Box 479 Yelm, WA 98597 RE: TAHOMA TERRA Sanitary Sewer Design Concept SCA #04104 Dear Jim: The sanitary sewer design for Tahoma Terra Master Planned Community will consist of a typical gravity sewer collection system i.e. minimum 8" diameter PVC collection mains, 48" diameter concrete manholes spaced approximately 400' apart along the main line. Each lot will have a 4" diameter gravity sewer service line stubbed to it. Resultantly there will be no onsite S.T. E. P. tanks for the single-family lots unless otherwise specifically shown on our civil drawings where gravity flow cannot be achieved. Domestic sewerage will flow by gravity to three 50,000 gallon fiberglass underground septic tanks installed near the intersection of Longmire Road extended to the new Tahoma Boulevard, i.e. the community park area. The septic tanks will be designed using City of Lacey design criteria (Chapter 7) of one 50,000 gallon tank per 80 ERU's. It is anticipated the system will serve the 216 proposed lots in Divisions 1 and 2, plus the commercial building along Tahoma Boulevard. The proposed Fairway Townhomes will be served by their own S.T.E.P. system and effluent force main discharging into the new S.T.E.P. force main in Longmire Road. Septic effluent from the three 50,000 gallon S.T. E.P. tanks will be pumped by a new duplex effluent pump system located on the outlet side of the tanks and discharging to a 4" diameter force main in Longmire Road. Pump controls will be installed in a locked room in the community park building. The tanks, pumps and controls will be sized and operated to control or restrict flow to the sewage treatment plant to flow volumes within down stream infrastructure capacities. The new 4" diameter force main on Longmire Road will also be sized to service future development between Tahoma Terra and Mossman Avenue to the east. In conjunction with the road improvements of Killian Road and Tahoma Boulevard, a new sewer effluent force main will be designed and installed along Tahoma Boulevard that will eventually collect sewerage from Tahoma Terra Commercial and Residential Divisions 3 through 9 to the west. i /~ Mr. Jim Gibson April 4, 2005 Page 2 The piping and controls for Divisions 1 and 2 system will be designed to switch force main flows between Killian Road and Longmire Road outlets to the Sewage Treatment Plant as the City sees fit in the future. This system design is intended to reduce the number of individual S.T.E.P. tanks and reduce overall long term City maintenance costs of individual pumps. The new system will require the City to provide somewhat different maintenance i.e. gravity and force main sewer flushing and larger community effluent pump operation and maintenance tasks. We are in the process of preparing final engineering drawings for all road and utility improvements. The sewer collection and pumping design drawings will be included in this process. We are using the City of Lacey's Development Guidelines, specifically, Chapter 7 for design specification. This information was provided to you in our recent Master Plan Submittal. Should you have any questions please call me. Yours truly, SCA CONSULTING GROUP Steven L. Chamberlain, P.E. President CC: Doug Bloom (K \TEXT\++Pro~ect Files++\2004 PF\04104\Corres\Gibson040405 doc) WASHINGTON 5TA7£ D€PARTMENTOF Natural Resources ®ii Forest Practices Application/Notification Notice of Decision DECISION: [ ]NOTIFICATION [X] APPROVED [ ]DISAPPROVED [ ]CLOSED FPA/N CLASSIFICATION [ ]Class II [ ]Class III CONDITIONS /REASONS: FPA/N No: 2912030 Effective Date: July 15, 2005 Expiration Date: July 15, 2007 Shut Down Zone: 655 EARR Tax Credit: [ ]Eligible [X] Non-eligible Operations shall not begin before the effective date listed above. This Application is approved and is subject to the conditions listed below. This Application is disapproved for the reasons listed below. The authority to operate under this FPA/N has ended. [X] Class IVG [ ]Class IVS MULTI-YEAR PERMIT [X] No [ ]Yes # Years No additional conditions. Section 23,24 -Township 17 North, Range 1 East Issued By: Kris Knutzen Title: Forest Practices Forester Copies to: [X] Landowner [ ]Timber Owner [X] Operator Region: Pacific Cascade Date: July 15, 2005 QQ-XX (05-14-05) 1 of 2 THE FOLLOWING IS PROVIDED FOR YOUR INFORMATION: Forest Practice ApplicationlNotifications are posted to the Internet by the Forest Practice Application Review System (FPARS). Applicants, reviewers and interested parties can review existing proposals if they have completed a reviewer profile and the DNR has issued a login and password. You may get a profile form from the FPARS web site at: http://www.dnr.wa.aov/forestpractices,' You may also get a copy of your application/notification from you local DNR region office. Also available from the FPARS website are the FPA/N form and instructions, FPA/N maps, Renewal forms, other required forms and helpful information. Appeal Information: RCW 76.09.220 (8) provides any aggrieved person the right to appeal the approval or disapproval of a forest practices application. RCW 43.21 C.075 provides any aggrieved person the right to appeal issues arising under the State Environmental Policy Act. Appeals must be filed within 30 days of the approval or disapproval of the forest practices application. Appeals must be filed witn the FORCST PRACTICES APPEALS 8OAE2D, PO BOX 40SC3, ;224-6th ^,vc SE Bldg #2, Lacey, WA 98504-0903. Appeals must be filed in writing on the form required in Title 223-08. Concurrently with filing of the Forest Practices Appeals Board, copies of the appeals must also be filed with the OFFICE OF THE SUPERVISOR, DEPT OF NATURAL RESOURCES, 1111 Washington St SE, 4th Floor Natural resources Bldg., PO BOX 47012, Olympia, WA 98504-7001, and with the ATTORNEY GENERAL, PO BOX 40100, OLYMPIA, WA 98504-0100. Other Applicable Laws: Operating as described in this application/ notification does not ensure compliance with the Endangered Species Act, or other federal, state, or local laws. Change of Operator, Landowner or Timber Owner: If the landowner changes the operator, the landowner shall notify the DNR in writing within 48 hours of the change. Appropriate forms are available at the DNR region office and at the above FPARS website Use this form to also notify DNR of a change in landowner and/or timber owner. Notice of Sale or Transfer of Land or Timber: Sellers and Buyers of land and perpetual timber rights have certain rights and responsibilities when the land or perpetual timber rights are sold or transferred Where the land is subject to certain continuing forestland obligations including without limitation reforestation, Road Maintenance and Abandonment Plans and Harvest Strategies along Type 4 Waters in Eastern Washington, prior to the sale or transfer of the land or perpetual timber rights the law requires that the following occur: 1) the seller shall notify the buyer of the existence and nature of the obligations and 2) the buyer shall sign a Notice of Continuing Forestland Obligation Form indicating the buyer's knowledge of such obligation. At the time of sale or transfer of the land or perpetual timber rights the seller shall send the signed Form to the Department of Natural Resources (DNR). The Form may be obtained from your DNR region office. If the seller fails to notify the buyer about the continuing forest land obligation referenced above, the seller shall pay the buyer's costs related to such continuing forest land obligation, (including all legal costs) incurred by the buyer in enforcing the continuing forestland obligation against the seller. Failure by the seller to send the required notice to the DNR at the time of sale shall be prima facie evidence, in an action by the buyer against the seller for costs related to continuing forest land obligation, th2t the seller did not notify the buyer of the continuing forest land obligation prior to sale. See RCW 76 09.070, RCW 76.09 390 and WAC 222-20-055. There are also other types of continuing forestland obligations subject to certain requirements, including without limitation Small Forest Landowner Forest Riparian Easements and Landowner Landscape Plans. For more information contact the DNR Regional Office. QQ-XX (05-14-05) 2 of 2 City of Yelm _ ,. Community Development Department ~~ ;, „. ' PO Box 4 79 -a a+ y ~#~ ' ~~'. Yelm, WA 98597 'fit E L M 360-458-3835 WGSMINGTON NOTICE OF APPLICATION Maned on April 1, 2005 PROJECT NAME AND LOCATION: Tahoma Terra 14848 Longmlre Street LAND USE CASE: MPD-05-0067-YL and SUB-05-0068-YL An application submitted by Tahoma Terra LLC, 4200 6th Avenue SE, Suite 301, Lacey, WA 98503, for a Master Planned Communlty and Subdivision received by the City of Yelm on March 4, 2005 The Clty 1... ..I ..L.. ..J LL. -1 t- L- _I_ ~ IuJ ucicrliliilcu a Ic Ot./t.l nl.G tlv ill w uc l~ul ~ ~t./~ciC VII iviGi l.i I J i , GvVJ I I IC G~J IJIIGdIIUI l df lU dny f el8i@O documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm WA or at the City of Yelm website at www ci yelm wa us. For additional information, please contact the Communlty Development Department at 360-458-3835 PROJECT DESCRIPTION: 220 Acre phased Master Planned Communlty of between 880 and 1,200 mixed density dwelling units, 5 acres of neighborhood commercial, and approximately 60 acres of open space. The application includes a conceptual master plan for the entire property, a final master site plan for the area east of Thompson Creek and a phase I subdivision of 89 lots. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An Environmental Checklist, Critical Areas Study, and Traffic Impact Analysis were submitted with the application. In addition, the property was subject to an Environmental Impact Statement and a supplemental Environmental Impact Statement for the Southwest Yelm Annexation and the original Thurston Highlands Master Planned Development Additional Information or Project Studies Requested by the City: None at this time No preliminary determination of consistency with City development regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title 17 YMC, Critical Areas Ordinance Chapter 14 08 YMC, Storm Water Drainage Design and Erosion Control Manual (DOE), International Building Code, and the State Environmental Policy Act (SEPA) The City of Yelm invites your comments early in the review of this proposal. Comments should be directed to Grant Beck, Community Development Department, P O Box 479, Yelm WA 98597, 360-458- 3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON April 16, 2005 This notice has been provided to appropriate local and state agencies, and property owners within 1,000 feet of the project site These recipients, and any others who submit a written request to be placed on the electronic mailing list, will also receive the following items when available or if applicable Environmental Threshold Determination, and Notice of Final Decision Additionally, there will be a public comment period when the environmental threshold determination is issued \MPD Master Planned Development\0~-0067 Tahoma Terra\Notlce of Application doc woi~wwsv.. wia~ JNINOZ ! 3Sf1 UNt/l ~` • ' y ~ ~ =fir °_; ,~• ,, sw ~ _ ._ N~dld 2i31S`dW .,m,~>o :~ fiat €~~Y ~~ ~ "' lVflld30N00 ~21311~lWOH~dl ""° ~ _ ~~ a z 5 } N ~ O Q O = N r J it a s t' ---~-~ ~ 8 _ $ W Z 1- v N M N U W N g u ~ ~ ~ .. ' r•: I g ___ ^ I ~ ~ ~ ___} _ __~___ __ ~ a F I -- --T-- f -- ~ ~ ° - i w ~ g ' 1 e ~- q u ~ i~,t;3' ,. . , . , .. ~ - g g o i ~, .. r .., ~.1 O~ '[H~ P~ '~~-~. 4~~-=. .. Y:. ~?~4,: ~.~v. Memorandum To: Interested Parties From: Tami Merriman, Assistant Planner Date: May 16, 2006 City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Re: SUB-OS-0068-YL as part of MPD-OS-0495-YL -Tahoma Terra, Division I, Phase 1 Final Plat Enclosed please find the final recorded documents for Case Number SUB-OS-0068-YL, Tahoma Terra, an 89-lot single family subdivision and 19 tracts for future development, at the west end of Longmire Street, in the Southwest Annexation area. If you have any questions, please call me at (360) 458-8496. 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