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20050067 ApplicationP 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 6th 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 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 -1- 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 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 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 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 -2- 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. 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 -3- 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 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 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 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. -4- 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 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 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 -5- 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 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. MS. HANDLEY reappeared and testified that the applicant evaluated the creek in a drought and did not get a true picture of its flow. MS. KELLY PETERSON appeared and questioned the impact of 1,200 homes on the water 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 pass 25 feet from her window. A restaurant already exists at the Killion extension. She sees years of traffic and wants Berry Valley extended. DARLENE 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 -6- 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 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 internal 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, 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 90th peak p.m. trip generated from the project, the applicant must construct a center left turn lane 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 -8- 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 in 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 applicant 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 lighting along internal portions of residential streets. The plat makes appropriate provision for safe walking conditions. 13 The applicant will comply with all City landscaping standards and has proposed a street tree planting plan which incorporates such requirements. The applicant will also landscape the open space areas and storm water facilities. The perimeter must have Type 2 landscaping or a fence. CONCLUSIONS: 1. The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. 2. The proposed preliminary plat makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, roads, alleys, other public ways, transit stops, potable water supplies, sanitary waste, parks and recreation, playgrounds, schools and school grounds, and safe walking conditions. 3. The proposed subdivision is in conformity with the Low Density Residential zone classification of the Tahoma Terra Development Guidelines. 4. All public facilities impacted by the subdivision are adequate and available to serve the development. 5 The project is within the City's sewer service area and said system has capacity to serve all lots. 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 -9- 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 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 -io- generated from the protect, 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 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: -11- 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. 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. -12- 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. 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. -13- 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: APPLICANT: Tahoma Terra LLC 4200 6t" Avenue SE, Suite 301 Lacey, WA 98503 ENGINEER: SCA Consulting Group 4200 6t" Avenue SE, Ste. 301 Lacey, WA 98503 OTHERS: Jenise Mugler Darlene Baker 15009 Highway 507 SE P.O. Box 727 Yelm, WA 98597 Yelm, WA 98597 Margaret Clapp 18309 Cook Road SE Yelm, WA 98597 Henry and Jane Dragt 5815 95t" Avenue SW Olympia, WA 98512 -14- Steven Chamberlain 4200 6`" Avenue SE Lacey, WA 98057 Diane D'Acuti 19436 93`d Avenue SE Yelm, WA 98597 George Swartz 2410 Crestline Drive NW Olympia, WA 98502 Rosalie Saecker 412 SW McKenzie Avenue Yelm, WA 98597 Bob Droll 4405 7t" Avenue SE Lacey, WA 98503 Mary Lou Clemens 15030 Longmire St. Yelm, WA 98597 John Turner 545 Mcphee Road SW Olympia, WA 98502 Jean Handley P.O. Box 1657 Yelm, WA 98597 Larry Schamm 18217 Highway 507 S E Yelm, WA 98597 James Zukowski P.O. Box 858 Yelm, WA 98597 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 -15- CASE NO.: SUB-05-0068-YL (part of MPD-05-0067-YL) NOTICE 1. RECONSIDERATION: Any interested party or agency of record, oral or written, that disagrees with the decision of the hearing examiner may make a written request for reconsideration by the hearing examiner. Said request shall set forth specific errors relating to. A. Erroneous procedures; B. Errors of law objected to at the public hearing by the person requesting reconsideration; C. Incomplete record; D. An error in interpreting the comprehensive plan or other relevant material; or E. Newly discovered material evidence which was not available at the time of the hearing. The term "new evidence" shall mean only evidence discovered after the hearing held by the hearing examiner and shall not include evidence which was available or which could reasonably have been available and simply not presented at the hearing for whatever reason. The request must be filed no later than 4:30 p.m. on August 16, 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 -16- 6 action as he deems proper. The hearing examiner may request further information which 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~- aw~~T~p~ City of Yelm °' _ `~ Community Development Department ~~ tiro - `~' ~ 105 Yelm Avenue West ;~; ,¢ ,. v;~ P.O. Box 479 YELM Yelm, WA 98597 WGSNINGTON 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 i~ %~ ~ ~ ~1i-1~~c ~ ~' Ag s P Bennick, City Clerk/Treasurer Published Nisqually Valley News, July 22, 2005 PLEASE DO NOT PUBLISH BELOW THIS LINE Distnbution~ City Council Packets Mayor Adam Rivas Councilmembers Don Miller Joe Baker Robert Isom Ron Harding Pat Fetterly City Administrator Shelly Badger City of Yelm wit ~ YELM WASHINGTON Community Development Department PO Box 479 Yelm, WA 98597 360-458-3835 NOTICE OF APPLICATION Mailed on April 1, 2005 PROJECT NAME AND LOCATION: Tahoma Terra 14848 Longmire Street LAND USE CASE: MPD-05-0067-YL and SUB-05-0068-YL An application submitted by Tahoma Terra LLC, 4200 6'h Avenue SE, Suite 301, Lacey, WA 98503, for a Master Planned Community and Subdivision received by the City of Yelm on March 4, 2005 The City has determined the application to be complete on March 31, 2005 The application and any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W ,Yelm WA or at the City of Yelm website at www ci yelm wa us. For additional information, please contact the Community Development Department at 360-458-3835 PROJECT DESCRIPTION: 220 Acre phased Master Planned Community 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 I \MPD Master Planned Development\OS-0067 Tahoma Terra\Notice of Apphcat~on doc JNINOZ i 3S(1 ON`d~ N~d'Id 2l31StlW lb'f11d3~N00 ~d21b31 dWOHt/1 N O h C 8 g.; s W LL Z r H v N M N V ll1 N 0 L ~ ~~ SOOT C' Yvo ,. ~~ ,~, a »,.~ __„~ .a"~ i~f ~ ^ ~ Fq .~ ;\~;\7 /f e ~\~\~ ^\` - -:. Ezwert doe g~R~ $o ~~ ~ O 2 Q u F ~_ s c ~ ~ o -~ o W W ~ w ~ W ~ W ~ z ~ o a J W ~j 0 N W ~ O i U w Vl S ~ 2 O g ~a~~ i wog ~,K~ r~ City of Yelm Community Development Department a P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: SPRC From: Roberta Allen, Administrative Assistant 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. 1 \SUB Full Plat Subdivision\OS-0068 Tahoma Terra\Pro~ Rev Date Memo doc 4200 6`" Avenue SE, Suite 301 Lacey, Washington 98509-3485 ~ ~ (360)493-6002 `~~~ , (360) 493-2476 FAX Consulting Group DATE: March 4, 2005 SEND TO: Grant Beck City of Yelm SCA PROJECT NUMBER: 04104 AGENCY PROJECT NUMBER: PROJECT NAME: Tahoma Terra VIA: Hand Delivered COPIES DATE DESCRIPTION 4 03/04/05 Binders 4 03/04/05 Plans THESE ARE TRANSMITTED AS CHECKED BELOW: ® FOR YOUR USE ^ FOR REVIEW & COMMENT ® FOR YOUR APPROVAL REMARKS: ^ AS REQUESTED ^ APPROVED AS NOTED ^ RETURNED FOR CORRECTIONS Tahoma Terra Preliminary Plat Division 1 Final Master Plan Division 1 & 2 and Conceptual Master Plan for remaining divisions. TRA cc: iamberlain LETTER OF TRAI~ISMITTAL ~ o ~ ~ ~ CJ G ~ ~ O O } ~ ~ ~ f ~ ~ ~' ii ~ ~ ~ ~ Z `~ ~ ~ f i ~~, v -~.-- ~ v ~I I l ~~ ~ it I i f ..~ m PR, ~ „r ~' t~ ~ 31'~~ ~ m ,~ I t~ ~ ~ '-3 m ~ ~ ~ I ~ ~ :~ ~' rn ~ m ~ N ~ ~ ~ ,,,~ rn `D -o K~ o~~ +t ~ `~ V ~ .~'° ~ ~ O U7 ~ ~ ~' ~ z 1' ~ c~ p ~ ~ rn ~ ) III ~ ~ ,I ~ e , ~ ' ~ ~i G ~ d Q ~ ~ ~ H O H ~ D ~~ '~ m ~ ~, `•st ~ `~' ~ i k~ x7 i-t n ~I~ ~ ~ ~ ~ ~ ~ ~ + f ~' ~ ~ ~ I ~ ~ F-~r z~ ~ ro ~ t ~ ~ ~ ~ 1 m ~ m ~ ~ ' ~ i ~ ~ c~ n m ~' ~ ~ _ ~° ~ ; t~ ~ ~ -r z r.• o x W ' ~ it ~' w 5r m ~"'' ~~ ~ ~ ~ o i t~4~ ..' .lt~-•~ . -E ~ ,~t, i MAR Q ? ;1;,x;5 Date Recervea ~ City o f Yelm Fee ~~ F ie N •- 7 UC~tc ~ ~ ~/ L' ~/ \~ EL 'OWNER NAME 'r Mailing Address 4 City, State, and Zip, Telephone 3 6 0 - Community Development Department APPLICATION FOR PLANNED RESIDENTIAL DEVELOPMENT ~U 5 U~~~u ~~ % anoma Terra LLC - 200 6th Avenue SE Lacey, WA 98503 49~_F(1f17 ~~ aster Plan ~ Suite 301 ~~ .sic@slcemail.com Signature Date Signature Date I (We) affirm that all answers, statements and information contained m and submitted with this application are complete and accurate to the best of my knowledge I also affirm that i am the owner of the subject site or am duly authorized by the owner to act „~ti . ..~ ~.. •t..... .. .. i.__. r ••~.~, ~..~r~... w .,.w aNNn~.a uvii i wiiici, i yidnl EJCIIIIIJJIUII II VIII llle UWrier i0 any aria ail employees and representatives of the City of Yeim and other governmental agencies to enter upon and inspect said property as reasonably necessary to process this application I agree to pay all fees of the city that apply to this application APPLICANT NAME Tahoma Terra LLC Mailing Address 4206 6tn Avenue SE, Suite 301 City, State, and Zip Lacey, WA 98503 Telephone 360-493-6002 EMAIL sic@slcemail.com Signature Date ENGINEER/ARCHITECT NAME SCA Mailing Address 4200 6th Avenue SE, Suite 301 City, State, and Zip Lacey , WA 9 8 5 0 3 Telephone 360-493-6002 EMAIL Signature Date AUTHORIZED REPRESENTATIVE NAME Steven L. Chamberlain Mailing Address 4200 6th Avenue SE, Suite 401 City, State, and Zip Lacey, WA 98503 Telephone 360-493-6002 EMAIL sic@slcemail.com Signature Date NAME OF PROJECT Tahoma Terra SUMMARY OF PROJECT (List type of use) 220 Acre phased Master Planned Community. r~ ~~~ k C J °,`~ ~1~~~ ,~- ~t~t~ . ~ ;~ ~) ~/ 105 }vim al vrtue Rvsf (360) JSa-)335 PO Bnr !79 (.Y60) !Sri-11 JJ F4.r }'vim, ll.a '18.197 a u~u cl wlm.u u us PROPERTY LOCATION Circle One North South East West Side of Durant Street between Longmire And Berry Valley Rd. Property Address Longmire Road Section 2 4 Township 1 7N Range 1 E Assessor's Parcel Number2l 7 2 4 31 0 Full legal description of subject property See attached. How does the project conform with the Comprehensive Plan and Zoning Ordinance It conforms. EXISTING ZONING MPC R-1 4 Hours of operation N/A Total square footage of the area Total square footage in paved or covered surfaces Number of dwelling units Proposed 1 0 0 01 Permitted Less than 1 0 00 105 }elm Avenue Wesl (360) a5d-3d35 PO Bor J79 (360) !Sd-31~J FrLr }elm, WA 9d59i u•u•u•.ct ~elm.u~a us i - ,, - YL Community Development Department APPLICATION FOR .~7v,i - - " ' °- ~ PRELIMINAR Y PLAT •a ~ ~ ' ~ Fee 5750 00 plus 525 00 per lot ~ ` / 5 (} (In addition, any professional service charges l per Resolution #358) z NOTE: ALL CURRENT AND DELINQUENT TAXES MUST BE PAID PRIOR TO APROVAL 3 ASSESSOR CAN PROCESS A SEGREGATION FOR PROPERTY ASSESSMENT PURPOSES.) A preliminary plat is a request to subdivide property Into five or more lots for the purpose of residential, commercial, or Industnal development A preliminary plat is reviewed by the City's staff, Heanng Examiner and City Council for conformance with City subdivision standards and other regulations The Hearing Examiner will hold a public hearing after notifying neighbors and other agencies The plat cannot be approved unless appropriate provisions have been made for public facilities, such as roads, sewer and water Preliminary review will usually take about 90 days If preliminary approval is granted, a final surveyed plat must be presented within five (5) years with appropnate arrangements for all improvements NAME OF PROJECT Ta oma Terra Div. 1 APPLICANT a oma erra Melling Address 4200 6th Avenue SE, Suite 301 ,... ,.. _. _ _ T , .., „ ~ ~ ~ ,. , V~ly, JIQ IC GI IU LI~1 `-Y , ~~A l V J V J Telephone 360-493-6002 EMAILslc@slcemail.com OWNER Tahoma Terra LLC Mailing Address 4200 6th Avenue SE, Suite 301 Ciry, State and Zlp Lacey, 6dA 98503 Telephone 360-493-6002 EMAIL sic@slcemail.com ENG/NEER/ARCHITECT/OTHER CA Malling Address 4200 6th Avenue SE, Suite 301 Ciry, State and Ztp Lacey, WA 98503 Telephone 360-493-6002 EMAILslc@slcemail.com SUMMARY OF REQUEST Lot Sinq e Fami y Lots PROPERTY DESCRIPTION General Location Site Address 1 4848 Longmire Land Area (acres) + - 1 5 Section 2 4 Township 1 7N Range 1 E Assessor's Tax Parcel Number 21 7 2 4 31 01 0 0 Full legal description of sub)ect property (attach separate sheet if necessary) See attached. I affirm that all answers, statements and inrormation contained in and submnted with this application are complete and accurate to the best of my knowledge I also affirm that I am the owner of the subject site or am duly authorized ~y the owner to act with respect to this application Further, I grant permission from the owner'4~ /a ~ employees and representatives of the Clty of Yelm and other governmental ~gercies,(o eJ Gpo nd Inspect said property as reasonably necessary to process this app io !agree paq~a~ s of the city that apply to this application Signed /! / / Date 3"~"d~ ~. .. v !0a Yelm Avenue Best (360) Jab-~e3a PO Boz J.9 (J601 Jae-3I JJ F.Lr Ye(m, VVA 98a9T uu,a el selm.ma ua ~~ ~ ~~~ ~~~~)~ 1 PLEASE ANSWER THE FOLLOWING QUESTIONS ATTACH EXTRA PAGES IF NECESSARY Do the subdivision's lot sizes, proposed use, etc., conform with the zoning of the property? Please explain. Yes 2. Are any provisions proposed to minimize conflicts with neighboring land uses? Describe. Yes 3. Is the site within 300 feet of any "critical areas" such as wetlands or streams? Yes 4. What provlslons will be made for water supply? City of Yelm Source - New Distribution System. 5 What provisions will be made for sewage? City of Yelm and new collection svstem_ 6. What provisions will be made for storm water and/or flood control Onsite control and Ground Water recharge. 7 What provlslons will be made for streets, access and/or buses New streets, existing street upgra e~ mitigation an tra is impact ees. 8. What provisions, if any, will be made for open space and/or recreation Over 60 Acres of open space is proposed- 9. What provlslons will be made for schools and school children School mitigation fee and School Bus stops. ATTACHMENTS: Environmental Checklist (including 5150 00 fee ) Transportation Impact Analysis (if applicable ) List of Property Owners within 300 feet (include Assessors Tax Parcel numbers and map ) 8 %z X 11 vianity map showing nearby property, streets, land uses, streams and other features Map showing location and size of water mains, sewer, storm water facilities and other utilities and points of connection to existing systems Preliminary Storm water Report and conceptual drawing Copy of any covenants or restrictions that will apply Grading plan for cuts and fills over 100 cubic yards Ten copies of preliminary plat drawing(s), per YMC Section 16 12 030, not larger than 18"X24" See attached checklist for required features and information A reduced size copy of the plat not larger than 11 "X17" Tree and Vegetation Preservation Plan, per section 14 16 110 /OS Yelm avenue West (360)458-J835 PO Box 479 (360) 458-3144 F.4X Yelm, WA 98597 u~uu ci yelm u~n. us PRELIMINARY PLANS 312005 R4-6 R4-6 i .~ Gf ~1 C 1'x'1M F[GT 0 10o zoo .wo ~-= ~--- . . v ; - --- G ~_ .1, ' . ~. ~ I l r 1 ~. ..i 'I" I 'i - I I ~` _ ~ •• ~,. I Ai ,,~~- i I ~ \~~_ "USE LEGEND `\ ACREAGE OPEN LOW DENSITY RESIDENTIAL 1T1 2 SPACE OS ~ MODERATE DENSITY / TOWNHOMES 13 Y ~ ev~olr w '"'" °T !• HIGH DENSITY RESIDENTIAL 10 t 7GHBORHOOD COMMERCIAL 7 Y PEN SPACE 59 3 aaZ ~oJ.n~i wWw zc~n~ O Q D viz a J Q W o f- ~ Z y ~ ; J ~ ~ 2 "' b 5 ~ O = O ~ ° ~ I. m o m 8 b ~ ~ ~ 0 o u `o 1 1 1~t~i^ Consulnng Group DE9GH /BUILD C7NL • mansvaaranaH PLAHHIHG • SUR ~FIING 1270 61h ~~eue, Slc X11 lxer W~Rglm 98503 (Y0~ t93-5002 (360)193-2176 F~ JOB NUMBER Oa10! pRAMNG RAVE OalO~ZONING MP3 ~T,~- Master Plan Approval C TAHOMA TERRA An Innovative Neighborhood Development Yelm, Washington Landowners/Applicant Name: Address: Telephone: Contact/Agent Name: Address: Legal Description Existing Zoning Total Acreage Permitted Landuses Dwelling Units Commercial Proposed Landuses Dwelling Units Commercial School District: Tahoma Terra L.L.C. 4200 6`h Avenue SE, Suite 301 Lacey, Washington 98503 360-493-6002 Steven L. Chamberlain SCA Consulting Group 4200 6'h Avenue SE, Suite 301 Lacey, Washington 98503 See Attachement Master Planned Community and Multifamily Residential 220 more or less Max. 1,200 5 acres of Neighborhood Commercial Uses Minimum: 880 Minimum: 1.0 Acres Yelm Community Schools Maximum: 1,200 Maximum: 10.0 Acres Recessed &fAR 2 1 2005 Page 1 of 8 PROJECT DEVELOPMENT SUMMARY C Total Acres: 220 +/- Basic Open Space: 33%+ Wetland and Creek: 24.13 acres Buffer area: 38.37 acres City Right of Way: 10.33 acres, 5,000 linear feet by 90 feet Total 72.83 acres Net Developable 147.17 Dwelling Units Total Minimum: 880 5.4 per acre' Maximum: 1,200 6.8 per acre z Phase 1: 146 Phase 2: 130-161 Example: Total Dwelling Units Lower Area Upper Area North Upper Area South Total Single Family 216 576 80 872 Townhouse 20 0 60 80 A artm_ent: 12-plex 44 0 96 140 Total 280 576 236 1,092 Notes: 1. Density based on developable acres, does not include wetlands, buffers areas and steep slopes 2. Density based on total acres available for development Page 2 of 8 The purpose of the master plan process is to protect and improve the public health, safety and C welfare by pursuing several objectives. This proposal meets the City's goals as follows: A. To ensure that future growth and development which occurs as the result of a master plan is in accord with the comprehensive plan and the planning policies of the city. The proposed community is being planned, by the use of mixed housing concepts, ranging from economical to estate homes to apartments. Large open spaces are created, linked by parks and pedestrian trails, for the benefit of the residents. Modern planning and design techniques such as "Traditional Neighborhood Developments" will be employed to create a people friendly, compact community. The Conceptual and Final Master Plan approval process will assure that the community can be developed within predicable guidelines during the next decades. The Master Plan will meet, or exceed, all applicable City of Yelm comprehensive plan and planning policies of the City. B. To provide for large-scale projects that incorporate a full range of land uses, where appropriate and where consistent with the comprehensive plan. The Master Plan allows for the maximum flexibility in community design incorporating all conceivable; and marketable, housing types. Residential uses include single family homes, zero lot line, and estate. Multifamily housing can include duplex, pin wheel clusters, townhouses and garden apartments. To service the community neighborhoods can be developed with commercial anal retail uses. C C. To encourage innovations and creativity for the safe, efficient and economic use of land. The Master Plan envisions high-density neighborhoods, clustered in close proximity to parks and pedestrian trail systems. This concept creates large open spaces within the community that provide passive recreation and wildlife habitat. The community will employ the most modern design concepts for vehicle and pedestrian separation. A variety of housing types and sizes will be accommodated within the community. Also accommodated are townhomes and apartments creating the optimum community environment. D. To ensure and facilitate the provision of adegacate public services such as transportation, water, sewage, storm drainage, electricity and open space. The approval of the Conceptual Master Plan will enable the City of Y elm to plan for the general land uses within the planned community. The location of major roads and utility services are known. The requirements for water and sewer services are identified, specifically within the guidelines governing these utility services. Page 3 of 8 E. To encourage efficient patterns of land use, which, where appropriate, decrease trip C length of automobile travel and encourage trip consolidation, increased pteblic access top mass transit, bicycle routes and other alternative modes of transportation. The Master Plan is specifically well suited to meet and exceed the objectives of decreased automobile travel and increased used of other modes. The entire community is located close within the City of Yelm, near the downtown business district and within easy walking distance to local recreation and school facilities. The neighborhoods within the community are pedestrian and people interaction friendly. The abundant use of walkways, alleys, and parks provide for ease of access and interaction for pedestrians and bicyclists. The compact residential groupings make the _se of mass transit and alternative modes of transportation attractive leading to their cost effective utilization. F. To improve the design, quality and character of new development so as to reduce energy consumption and demand, and to minimize adverse environmental impacts including degradation of wildlife habitat and important natural features in the area. Modern construction techniques will be employed throughout the community to maximize the opportunity for energy savings. Zero lot line, cluster housing and multifamily buildings contribute to the efficient land use and reduced demands on energy consumption. C/ Natural features provide visual relief and establish a unique character for the community. Where possible open space is incorporated into the design of this Traditional Neighborhood development. The planning will protect and improve the habitats and natural features of the site. Throughout community neighborhood units can be planned that include small parks and walkway linkages. The major open space areas will be kept relatively intact, separating clusters of neighborhoods or providing a buffer to adjacent lands. G. To foster and enstere a rational pattern of relationships between residential, business and industrial uses so as to complement and minimize impacts on existing neighborhoods. The Master Plan envisions the most modern of planning techniques in community design such as "Traditional Neighborhood Developments" attempt to return to the residential living concepts of the pre- WWII American towns. The Conceptual Master Plan is an attempt to enable the development of the new American town within the local planning and economic constraints. H. To ensure coordination of commercial and industrial building designs which will be harmonious and blending with each other and the natccral environment. The essence of the Conceptual Master Plan concept is to accomplish the goal of C integrated planning resulting in harmonious designs that are also reflective of the Page 4 of 8 natural environment. This Master Planned community is limited in the opportunity because of the lack of industrial uses and very limited commercial. Commercial uses will be placed within the community to serve local neighborhoods. Proposed Amendatory Language to Subarea Plan The subarea plan was amended on October 1994 with the adoption of the Conceptual Master Plan for Southwest Yelm. The approval for the Conceptual Master Plan has expired. Approval of this updated Master Plan will be an amendment to the subarea plan. Anticipated Phasing The development of the entire community is not on a specific schedule. Other than the initial phase of development no subsequent phases have been identified. As the market conditions develop and more is known relative to residential and commercial needs individual neighborhoods can be selected for development. Overall, we believe it will take 7-10 years to fully develop the property. The only known phasing is identified as Phases 1 and 2. The first phase will provide for 89 single family dwelling units, while the second phase will provide for an additional 127 single family dwelling units, 20 townhouse units and possibly some limited commercial development. The initial phase will also include all roads, utilities, parks and open space to complete the development. These neighborhoods are located on the portion of the property east of Thompson Creek and are easiest served by City utilities and streets. Subsequent phases will require development of a boulevard style arterial street, major extension of utilities and the creek crossing. Sources of Utilities and Services Water: Sewage Disposal: Reclaimed Water: Storm Water Control Fire Protection: Schools: Environmental Impacts City of Yelm municipal system. City of Yelm municipal system. City of Yelm municipal system. On-site Yelm Fire Department Yelm Community Schools The environmental impacts of the of the Southwest Yelm Annexation Area, the Conceptual Master Plan for Prairie View and the newly proposed Tahoma Terra are outlined in several documents. These are: • Final Environmental Impact Statement for the Southwest Yelm Annexation and Addendum to the Final Environmental Impact Statement, July 1994 • Final Environmental Impact Statement, City of Y elm Comprehensive Plan and Joint Plan with Thurston County, January 1995. Page 5 of 8 /~ Yelm Comprehensive Transportation Plan and Final Environmental Impact ~-/ Statement, August 1992. • City of Yelm 1997 Comprehensive Transportation Plan Update, April 1988. • Class II Environmental Assessment, City of Yelm Water Reuse Project, August 1997. • Water Reuse SEPA Document, City of Yelm Water Reuse Project Facilities Plan, Appendix W, July 1995. • Water Reuse NEPA Document, City of Yelm Water Reuse Project Facilities Plan, Appendix W, July 1995. • SEPA Document of Conceptual Master Plan for Prairie View, June 1999. • SEPA Document for the Conceptual and Final Master Plan for Tahoma Terra, January 2005. The Developer The developer of Tahoma Terra is the Tahoma Terra L.L.C., an organization of land development experts with expertise in civil engineering, environmental analysis, real estate investment and site construction. Tahoma Terra L.L.C., will be the entity financially responsible for making the on-site and off-site improvements necessary to serve the proposed project at acceptable levels of service. The SCA Group, Inc. has been retained as manager of the development. SCA has organized a team of professionals to plan and build the finest planned community in the region. Conceptual Master Plan Description The Conceptual Master Plan has created five planning units or neighborhoods. These have been planned to accommodate a variety of residential densities. One of the neighborhoods provides the opportunity for commercial and central park development. All other neighborhoods require the development of minimum housing densities to meet GMA requirements and Comprehensive Plan goals identified to meet the housing objectives of the City of Yelm. Surrounding land uses are all within Yelm's Urban Growth Area and is an area transitioning from rural agriculture and rural residential to an urban setting. This transition is consistent with Yelm's Comprehensive Plan and the State's Growth Management Act. For the very near future, new subdivisions within Tahoma Terra will be adjacent to non-urban type land uses, however, this area is expected to convert to urban levels of land development consistent with Yelm's development regulations. Page 6 of 8 The development is proposed to assist the City of Yelm in meeting its principal goals G within the Growth Management Act. The purpose of the act is to encourage: urban growth within urban areas where adequate public facilities can be made available in a cost effective manner. Tahoma Terra's Conceptual and Final Master Plan is designed to maximize the growth opportunities while being shaped by the Yelm area residential market conditions. Major Physical Aspects of the Conceptual Master Plan Area The proposed community will change the existing land from a former dairy farm and residential tract to a multi-use residential community. The proposed residential densities range from a minimum of four units per acre up to 12 units per acre. Other areas with limited potential for development will be set aside as permanent open space and parks. There is also some limited area for the development of neighborhood commercial sites to serve the needs of the new residential community. The lower density areas most probably will be single family residences. The neighborhoods with the broadest range may contain single family, duplex, townhouses, apartments and large-scale residential facilities. As part of the overall planning for the community, an idealized concept plan was developed. The plan envisions one central, open space park and recreational area, a small neighborhood commercial area and broad Thompson Creek wildlife area. Throughout the mixed residential uses are extensive open space areas, pathways and sidewalks to connect all areas of the community via foot or golf cart traffic. Most neighborhoods could be served by traditional front load garages or alleys, with minimum front street setbacks, C encouraging vehicles to the rear and pedestrians to the front of the residences. The ambience of back yard living could be enhanced by the alley's and rear set garages in many of the neighborhoods. School and public park sites maybe located within the community. The specific locations will be identified when the City and School District require the sites because of public need. If the need does not develop then the properties will be developed into other uses. Circulation Plan The circulation plan is proposed to utilize some of the existing streets leading to and from the subject site with the addition of a new boulevard type arterial to serve the community. The new boulevard will connect the property with Yelm Avenue (SR 510) and the proposed Thurston Highlands project immediately to the west. The internal street system will utilize a gnd type street pattern made up of neighborhood collectors and local access streets feeding the central boulevard and Longmire Street, as appropriate. Existing Site Conditions Soils The soils of the site are sandy and gravelly materials deposited by the latest glacial action and the flood waters of the nearby Nisqually River. The principal soils are classified as Nisqually loamy fine sand, Everett very gravelly sandy loam and Yelm fine sandy loam Page 7 of 8 The Everett very gravelly sandy loam is a very deep, somewhat excessively drained soil formed from the glacial outwash. The soil is well suited for home sites because of the high permeability. Nisqually loamy fine sand is a very deep, somewhat excessively drained soil. It was formed in sandy glacial outwash. The soils are suitable for home sites because of the moderately rapid permeability. The Yelm fine sandy loam soil is a deep, moderately well drained soil. It was formed in volcanic ash and glacial outwash. The main limitation on home sites is a seasonal wetness. Surface Waters The site is bisected by Thompson Creek, a low flow and sometimes intermittent stream that partially drains the wetlands located to the south of the proposed development. This creek flows north into the Nisqually River near the Centralia City Light Electrical Power facility. In addition, there are some wetlands associated with Thompson Creek. These wetlands have been analyzed by previous studies and are being updated utilizing "Best Available Science" techniques. The property owners have a surface water right to extract and use a substantial amount of the available water. This water maybe used for open space, parklands, and landscape area irrigation or converted to domestic use. Flora The site is a former working commercial dairy. The existing land uses are either farm building and animal holding complex and pasture grasses. Some marginal areas support . trees and under story vegetation. The property is vegetated with pasture grasses, trees and under story plants. A residence and farmstead is located on the property. The dairy includes a house, dairy barns and associated outbuildings. However, a major portion of the property is pasture. Ground Water Domestic and agricultural water supply to the property is currently by three wells. These wells along with their Water Rights provide opportunities for domestic water for the community. These water rights are being processed with the Thurston County Water Conservation Board and will be perfected prior to their use. Exhibit 3 shows the basic features of the property as they currently exist. Page 8 of 8 J vi W z ~ O F- U jP~.~O 5~ v ---~ I I I - - s`os I I I ~S I o I I--- ~s I ~y I I I I aJ~~ ya I I 6`°~ I I~°rs - }S uoi~~ix- I •,~~~ I w l I I ~~ I ~ ! I ~~I I ~ I I I ~l ! I ~,e I o f I ~cc v ;S }uo~n4 w ~--- -k---}--a----° ----- --T----I I I m ~I I I I I °~ >~ I a~ r I I ao m~ I I a ~I ------~- ,----N Iw I ~ ~, I a ~~ I °' eew I ~ -----I------ I ~ I I i e , Lei Consulting Group DE9GN/BUIID GNL • TRAN~ORTATION PLANNING • SliRVEY1NC TAHOMA TERRA VICINITY MAP EXHIBIT 1 NTS ® I ~Y~n: Consulting Group DE9GN/9UILD qNl • TRANSPORTATION PLANNING • SURVEYING TAHOMA TERRA EXHIBIT EXISTING SITE CONDITIONS I 2 towomons ay ;,~~. ~ = r ~at r ~ O ~ ~ `~ ~ ~~ n ~ $ ~.~ p i ~~ ~~'m c. ~y - ~ EXISTING I _ •" ~.r~ _ _ ~,,'~, ~_ '•~ '„'~.', ~t TO B EMOVE ~, ;;-~ ~~ ~§ r~~ \,`~ ~ ``-may ~. ""a;~_tµ,'~~.~'r='= g~ ..~`~~.^. ` ~ ~~ • ,~ ~ ~ ~: ~ ~' ~` r s~, `~.''~;~~ eau _~ •~ •~` ~•~ f:~ .:mot ;t`+:-;. .•~ '~ :,>' `.E_ u~,•.' _ :fir ~, =~:y~;,: ;< ~ a V~ ~ E ~iFgb~dr"". ., s ~', , °, ~~: Consulting Group DEgGN/BUIID aWL• m,wsPORTARON PLANNING • SURVEYING 4 • ~ `"Y~ :. ; ~~ ~a • .fit A ~ Q Y; , ~~ 4 f' ,!d \/ O' •~ e:4~,S'C'.di~q ~'~.a~'~` v ld•4f~« ~ 'i' • ryryy pi~-~ ` g ~ .yam ~ K ~.''' ~S (t rt C 6 a TAHOMA TERRA EXISTING SITE CONDITIONS m=~. ~ :~•~•' r ,- .,~ ~. ., ,~.~~ ~~~ ~`.. . • ~ _ ~`° _ 4•' ~ ~ ,: 1~j \` t , .~ EXHIBIT ~ ,III ~_ ~ I~ T ~ . i!~ ' ir~--- iti~~- ~ ~L~i'-~',----~jt( -~--~Il_I ~ ~ i•,Ifi~, ~ ~ ~ ~~ 'i r ~ ~~~~'~:,/11 ~ I i ~--~- ~ 1 ~'` E III ~ I f % ,f ; /~ .,- . ,~`. ~. ,., ~• J . ~ ` ~ ~ ~ ~~ y~ o i Q * +I +1 +I +I '_---- \' 1 CV ~ I~I I ~ ~ ` ,` ~ o c '~~~~ i • ` ~ Z Q J If l~l r\ ~ ~ J Q p li / ~ ~ H = W ~ jl I ~~ f` ~~ `.v~ O 1- W ~ I ~ ~ ~ !n (n a' ~ ~ ii ii I. ~`\~ ~~\ a' W } U ~ O l \ fq ~ fn I~ ~ I( ~` ~. . ~ ~ Z O Q ~I `~ ~~ ~ W ~ O a ~` ,~~ Z ° W ~ m ~ III O ~~~\ ~~~,` W ~ ~ w a ..~I; \ ~°, ~ z o ~Ih!I ~ \~ ~\-. J O O N 5~ ~ ~ ~ 'i ~ ~ ~ ~ ~ i ~ ~ * ~ \ ~ ~P4 A' `~ J ;~~~~ ~\ ~~~~~~ ~~~~ z a ~ a o i I! ~ `\~ ``\, ® 1 TAHOMA TERRA EXHIBIT Consulting Group ~~ f~ CONCEPTUAL MASTER PLAN ,4, DE9CN/BUItD CIWL • TRANSPGRTAIIGN PLANNING • SURVEI9NG anoon LRHD USE MOP tlrq NTS ~~ ~. a,~~ ~_~ - t ° ~~ * ~_ '~ ~ w ~~ i ~ Y ~ r + = - - ~ 5~ _ ~ • ~ J f y~ g~ _ M j Y 6 'a~` / < z g y U Q ~ ~ U r L7 O a ¢ O U Z ~ Z ~ W Q Z ~ ? ~ f ~ ~ Q V! ~ OV ¢ W U ~ o m u, p o, a " " ~ ~ J ~ O ~ W = > ~ ¢ ¢ ~ J w m ~ ~ U U ~ j 0 m a O O Z oao~s ®, ' ~ TAHOMA TERRA EXHIBIT Consulting Group ~ ~ MULTIMODAL TRANSPORTATION PLANS 5 DE9GN/9UItD dVIL • 1RANSPGRTATIGN PLANNING • SURVEYING llt006 ROADWAY SECTIONS Orq . ~s DIV 1 (PHASEI) NISOl1Al1Y VALLEY CALF CWRSE r FAIRWAY TO ~ DI\' NMNOIAES (PHASE 2) ~ . ®__ _ ~: • OPEN SPACEI PARK AREA ® P ( _ - ~ t~ ~ r ~ {i t OPEN SPAGFI PARK AREA ~j I ;_ ~_~~_ ~~,_~~~ ..~~.~ ~ ~ , ~ .- ~=~~ ' OPEN SPADE/ PARK AREA `t "5 ~t I: FUTURE - PHASES ~' I '~ :~ I~ • I ' ~ - UNITS / tACRES sPr,cF ~ PHASE 1 89 15 ® PHASE 2 143 40 .r O FUTURE PHASES 115 ' , D OPEN SPACE 50t ACRES r r. ~~ -® TAHOMA TERRA Consulting Group MASTER PHASING PLAN oEgcN~suuu aHL • mANSPGRrAnaN PLANNING • SURVEI1NG EXHIBIT 6 /~ - ~ M1' ~~- V"° ~// ,~/ "`~l ,/ , "`~ ~~ ~ ' ~ ~ ~~ I ~~ ~C (r t1~ }L1, I ~-- l J '- - ~ r ~ ~ -- \~ ~ ,% ,~,- '' / i it ~ { ~ (- r i , ~~`~ ~ ~ - Sao ; % ~ ~ y - ` ~ i ~ ~ I {f4l4R i~` ! I~ ~ .~ I ;;~ ~ ~ , ~ _ ., , , ~ ~ ~~ ,,. ,~, ;, ~-~ ~~~~, .,,, , , , I ~ , , .~ i 1 ~ ~ f ;~, ~- f i il' I ~-___~'1~ I' ( 1_ ~ 1 i ~ 1 ` I I I ~ I I ~ 4 ~+i I li~-1 ,~ ~ ~ ~~~ i i I--------'i~ „-- i ~ ~ ~ ~ i~ I I i i i!-+ ~ ~+'i' ~ ,, ~I l ~ 4 ~'~-; ~ ~ ~, ~ -~~-.-~ \~ . ` ~~-- ~~~ ;~ r ~ `~`~. i ~ + ~~ i _ I i II ~ I f ~ + I I I 1 I ~i+ I ~~ i I ~ 1 i I - I - ~ ~ i 4 ~ ' ~, i, ,~~, ~ ~ ~ ~ ~ ; 1 ~ I ~ v , ; ~, : ~-- ~ _ _ , r ; ~ l , , i ~~~ ?~~~ , ~ ~'---- 1 ~ I 1 i-~~ - ~ ~__-~ 1 ' I I ~ i ,; -- 1 , - ---__ - ~~,,,~ - % ~,-'-1- ;~ ~ { ~}~ + III '" + __- ; ~ ;li ,i r / ~ ~ , - " - ~ MATCHLINE - EXHIBIT 7a LAND USE LEGEND: R4-6 -LOW DENSITY RESIDENTIAL ',"`~,'"h; ~ R6-t -MODERATE DENSITY ~ TOW NHOMES ©-NEIGHBORHOOD COMMERCIAL O ®-OPEN SPACE ® s TAHOMA TERRA ~~ria FINAL MASTER PLAN Consulting Group pEg(71/BUILD pNL • TRANSPORTA710N PLANNING • $IIRVEIING N. T S. EXHIBIT 7 MATCHLINE -EXHIBIT 7 ~'r ~ , ~ ~~r J/°~,~,~ ~ glY1MUNITY /_ / / . - ~ ~ / - / / 7~ / / -~ , / OPEN SPAGEf W I f ~ PARK AREA ? { / / / / / ~/ / ` / i ~ ~. ~ r' • / ~- ~. / ~ ,' r / , / / / ~~ ~.. / - r ~ / / ~~- ~. ~~u_., ' /~ /FAlR1~,~T° / ~ I TU1~1i~11-iOi ~~ _'~-' a~~, "t / `7 ~ /r j~ _ ~~' z' ~ _ ~- r--- -- - -.- - - - -~ / r~n~ ~ ,~, r' % ~- ~ , ~~ c,- r j % r / ~- / /.I fir` ~- f~!iSUt'ALL `' ~~OLF CdURSE LAND USE LEGEND: R4-6 -LOW DENSITY RESIDENTIAL ~:~:~ R6-1 -MODERATE DENSITY I TOWNHOMES ©-NEIGHBORHOOD COMMERCIAL O OQ-OPEN SPACE ® I i~~: Consulting Group DE5(71/BUItD gVIL • TRANSWRTATIgi PLANNING • SURVEYING 006 Np USE Atli GwO TAHOMA TERRA FINAL MASTER PLAN N T.S. EXHIBIT 7a ;~ (.Aht MINI-MAltl CAR WASH ~IA800i SF1 NTS DIV I APPROX. ACRES = 15t 34'=22 ~~ 40' = 40 a 50'=27 TOTAL = 89 DIV 2 APPROX ACRES = 40t Q 34'=41 ^ 40' = 47 ^50'=35 ^60'=2 TOTAL = 125 ^ POCKET PARK ~ ---- I i NISClUALLY VALLEY GOLF COURSE NOTE THE UNIT COUNT ABOVE DOES NOT INCLUDE COMMERCIAL /MULTI-FAMILY OR THE 18 FAIRWAY TOWNHOME LOTS ' ! 1~i Consulting Group DE9C11/BUILD aHL • mAHSPaRUnoN PLANNING • SURVEYING )06 \SE LOT E%MI&T M.y TAHOMA TERRA SINGLE FAMILY DIV 1 & 2 EXHIBIT V N N G f l O ~ ~ v m ~ Z O `1 [S~ x ~ z pm~ m.1 ~ m $ N_ p { O A O ~ Z m N N_ 3 N ~ Z 3 O ~ ~ A Z O r Z ~ ~ O m N N~~~n A11 - dvW 'dWpNdl Vttb31 -- _ _~_~T .- "«1 ~` ~ 1~ /1 . ,f ~ te ~`' •`• ` ~ ~ ~~ ~. • > { 'R' I ~_ ~! c `~ ` y, `fir ~_' '~ 1~~•± ~ ~1 I , ~ 1 r ~ ' ,~' ~ __}-` ~ . 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K; nrn~i _~ ~ i mz ~~= V~ s K 6 0- a ~i W Q~ J = N `'". ~~/ Future Phases The area slated for development has been know as the Dragt Farm for many years. It encom- passes approximately 220 acres of land that was dairy farmed up to 1993. The area is located at the end of Longmire Street in Yelm. The property was annexed to the City of Yelm as part of a larger Master Plan process in 1993. Master Plan Tahoma Terra is a 10 year phased Master Planned Community to include approxi- mately 1,000 single and multi family hous- ing units, as well as related mixed use commercial facilities. Preliminary Plat and Final Master Plan ap- plications are cur- rently being proc- essed by the City, and approval is antici- pated early Summer 2005. Phase I of the project consists of ap- proximately 89 lots beginning construc- tion in the Summer of 2005. The develop- ment will include all roads, utilities, parks and open spaces. The boulevard ac- cess into Tahoma Terra will include a beautifully land- scaped center me- dian that will provide a connector to Yelm Avenue. The remaining divi- sions within the de- velopment are not on a specific sched- ule at this time and as those plans are finalized we will provide you with in- formation particular to each Phase. The purpose of this pub- lication is to assist the City of Yelm in communicating the project status to citi- zens or interested parties. As addi- tional information becomes available we will supplement this material. If you have any questions, you may contact Nancy Connell at 360.239.9271. ~ ~" / ~ s~ a~~, Q`~^. w Q C7 Q N U + __-~,~f ~~ ~ ~ I ~ I ~ ~'~ ms's ~ ~ - ~ + ~s ~ ~ ~ ~ ~ I 1C uai~irv i , ~~ . 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