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20050067 Tahoma Terra - Project Review 2OF THE jD•~9~ • ~_ Ct o ~'e1~2 a ~+ ~.~ ~~" ~. z~- ~~~_ i~~~~ ~~~~ 105 Yelm Avenue West ~ ~~ ~~~ P O Box 479 YELM Yelm Washington 98597 WASHINGTON (360) 458-3244 February 7, 2005 Mr Doug Bioom Rainier General Development P O Box 627 Rainier, WA 98576 Fte Transfer and Segregation of LID Assessments Dear Mr Bloom A property owner has the ability to transfer LID Assessments from one property to another, providing that the property assessed values are at least the same or higher than the LID Assessment This is accomplished through an Ordinance, approved by City Council based on an agreement between property owners You may transfer as many ERU s as you wish A property owner also has the ability to segregate the LID assessments to individual parcels, again based on the valuation This is accomplished by a Resolution by City Council For example if a property owner has 100 ERU's, he may transfer 50 of them to a different property, and retain the remaining 50 on its original parcel The remaining 50 can then be transferred or segregated again at any time in the future In an LID transfer, the assessment for a certain number of ERU's is moved from one parcel to another The property receiving the assessment must be valued as much or more than the assessment In an LID segregation, the assessments are divided out among numerous parcels, (usually a new subdivision) so that each lot is responsible for one LID assessment Section 35 44 410, Revised Code of Washington discusses the procedures in which these assessments may be transferred or segregated If you have any further questions, please call me at (360) 458-8496 Sincerely /~ ~/~~lz~ ~~ 1~~1~~~~~f~ Tami Merriman Assistant Planner The Ctty of Yelm is an Equal Oppor tunny Provider ow~~ T~p~ ~'ity o f Yelm °` ~ C'ommunity Development Department } ~ ~ 10~ Yelm Avenue West ~~ ~ s ?> P O Box 479 YELM Yelm, WA 98597 WASHINGTON 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 ~s hereby approved and development permits may be processed within the area of the final master site plan Cond~t~ons of Mitigated Determination of Non-Sign-ficance 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 budding permit issuance 2 The applicant shall be responsible for the following transportation -mprovements / 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) / Pnor to the approval of any development permit (including a final subdivision) which includes the 90th peak P M tnp 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 / Pnor 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 wa us Q Yelm Avenue West (SR-51 fl) 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 ant~c~pated 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 t 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 / wiN 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 ~s 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 m 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 Gond~trons of Approval -Conceptual Master Site P{an 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 aN 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 '/2 acre and 5 acres which are centrally located may be substituted for half the required `pocket' parks at a ratio of 1 acre for every 50 lots August 17 2005 Page 4 of 5 Cond~t~ons 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 Pian should be approved and the Tahoma Terra Final Master Plan Development Guidelines should be adopted to cover development of Phases 1 and 2 1f 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 cer ~ % ~ ~ ~ .~ , Grant Beck, Director ----Department of Community Development August l7 2005 Page 5 of 5 ~w~f THE piP`~ ~4 YELM WASHINGTON City of Yelm Community Development Department 105 Yelm Avenue West P O Box 479 Yelm, WA 98597 Case Number SUB-05-0068-YL (part of MPD-05-0067-YL) Proponent Tahoma Terra LLC Agent SCA Consulting Request Subdivide approximately 15 acres into 89 single family residential lots Recommendation Approval with conditions Exhibit I Site plan dated March 2005 Exhibit II Notice of Application & Comment Letters Exhibit III Mitigated Determination of Non-Significance & Comment Letters Exhibit IV Public Hearing Notice Proposal This report is for a preliminary plat of 89 single family units, on approximately 20 acres The proponent has applied for approval of a Conceptual Master Plan Development of approximately 220 acres, Final Master Plan approval for approximately 40 acres, and Preliminary Plat approval for approximately 20 acres Included in the Final Master Site Plan is the completion of commercial space and developed open space Property Characteristics The property is located at the west end of Longmire Street in the Southwest Annexation Area The property subject to this preliminary plat application is identified as Parcel A of Boundary Line Adjustment BLA-04-0166-YL as recorded at Thurston County File No 3699428 (Tax Parcel Numbers were not available from Thurston County at the time of this report ) Notice of Application and Public Hearing Notice of this application was mailed to state and local agencies, and property owners within 1 000 feet of the project site on April 1, 2005 Notice of the date and time of the public hearing before the Hearing Examiner was posted on the project site, mailed to the owners of property within 1,000 feet of the project site, and mailed to the recipients of the Notice of Application and SEPA Determination on Tuesday, Friday, June 24, 2005 Notice of the date and time of the public hearing was published m the Nisqually Valley News in the legal notice section on Friday, June 24, 2005 Concurrency Chapter 15 40 YMC requires the reviewing authority to determine that required urban infrastructure is available at the time of development Concurrency with sewer infrastructure is achieved pursuant to Section 15 40 020 (B)(1) YMC when the project is within an area approved for sewer pursuant to the adopted sewer comprehensive plan for the City and improvements necessary to provide City standard facilities and services are present to meet the needs of the proposed development Concurrency with water infrastructure is achieved pursuant to Section 15 40 020 (B)(2) YMC when the project is within an area approved for municipal water service pursuant to the adopted water comprehensive plan for the City and improvements necessary to provide city standard facilities and services are present Concurrency with transportation infrastructure is achieved pursuant to Section 15 40 020 (5)(c) YMC when the project Makes on-site and frontage improvements consistent with city standards and roads necessary to serve the proposed project consistent with safety and public interest, Makes such off-site facility improvements, not listed on the capital facilities plan, as are necessary to meet City standards for the safe movement of traffic and pedestrians attributable to the project, Makes a contribution to the facilities relating to capacity improvements identified in the adopted Six-Year Traffic Improvement Program, in the form of a transportation facility charge Concurrency with school infrastructure is achieved when the proponent provides a letter from the local school district that the school facilities impacted by the proposed development are present, or are on an approved and funded plan, to assure that facilities will be available to meet the needs and impacts of the proposed development State Environmental Policy Act The City of Yelm SEPA Responsible Official issued a Mitigated Determination of Non- significance based on WAC 197-11-158 on May 24, 2005 This determination is final and fulfils the City s responsibility for disclosure of potential, significant environmental impacts The Hearing Examiner may take action to deny or condition the proposal based on impacts identified in the environmental checklist or other environmental documents The Mitigated Determination of Non-significance was issued with the following conditions The developer shall mitigate transportation impacts through the payment of a transportation facility charge (TFC) pursuant to Chapter 15 40 YMC The fee shall be paid at the time of building permit issuance The applicant shall be responsible for the following transportation improvements o Prior to the final subdivision approval of any lots the applicant shall reconstruct June 28 2005 Page 2 of 12 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 1,301 st peak P M trip generated from the project, define and construct the Mosman Avenue connector between Longmire Street and Solberg Street OR, continue the Boulevard to SR 507 through the Thurston Highlands property Plans for approval of all transportation improvements associated with Yelm Avenue (SR 510) and 1st Avenue (SR 507) shall be submitted to the Washington Department of Transportation and the City of Yelm for review and approval and all required improvements shall be constructed by the applicant pursuant to approved plans, and inspected and approved by the City of Yelm and Washington Department of Transportation To mitigate previous impacts from agricultural activities to surface waters, plant communities and animal communities along the Thompson Creek corridor and its associated wetlands, the applicant has prepared a mitigation and enhancement plan to improve the surface water features of the site for both habitat and recreation purposes Each Final Master Site Plan shall include a schedule for implementing improvements tied to the number of dwelling units of each subdivision within the Master Plan Community • The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District Prior to the approval of any development permit (including a final subdivision) beyond the 89th lot, the applicant shall convey water rights to the City of Yelm sufficient to serve the proposed use within that area of the Final Master Plan and the first 89 lots The conveyance shall be made to the City through a water rights agreement between Tahoma Terra, LLC and the City of Yelm This condition is not applicable if the City June 28 2005 Page 3 of 12 obtains water rights through the Department of Ecology which are sufficient to serve the projected density of the City, its urban growth area, and the subject property Prior to disturbance of any identified geologic hazard area, the applicant shall submit to the City of Yelm Community Development Department a geotechnical report that identifies established best management practices for all activity within the geologic hazard areas and only allows activities which o will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions, o will not adversely impact other critical areas, o are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than pre-development conditions, o are certified as safe as designed by a qualified engineer or geologist Prior to building permit issuance, the applicant shall enter into a mitigation agreement with the City of Yelm which includes a mitigation fee toward the replacement of a police station required to be expanded in order to serve the proposed development The mitigation fee shall be based on the applicant's aliquot impact on the need for replacement police station, which is $310 per housing unit Lots Size and Setbacks As part of the Final Master Plan Approval, different lot size and standard setbacks are established These are listed in the Approved Final Master Plan, and have been reviewed for safety, and for compliance with the City of Yelm Comprehensive Plan Adjacent Land Uses and Zoning The property is surrounded by properties currently m residential rural uses These parcels are zoned R4 Low Density Residential, and R14 High Density Residential The plat as conditioned meets City of Yelm development requirements, and is a compatible use with surrounding properties Open Space The Growth Management Act establishes a goal for open space and recreation that states `encourage the retention of open space and development of recreational opportunities conserve fish and wildlife habitat increase access to natural resource lands and water, and develop parks" (RCW 36 70A 020(9)] Chapter 14 12 YMC provides guidelines for the retention and creation of open space within the City This chapter requires a minimum of five percent of the gross area of a new subdivision be dedicated as usable open space Appropriate uses of dedicated open space include • Environmental interpretation or education • Parks, recreation lands, or athletic fields • Footpaths or bicycle trails June 28 2005 Page 4 of 12 No more than five percent of any dedicated open spaces may be impermeable surfaces and open space must be sited so as to be suitable for its intended purpose and at least 75% of the open space must be accessible to either the general public or all residents of the associated development Open space shall be dedicated at the time of final subdivision approval The Conceptual Master Plan provides for approximately 60 acres of open space land This includes Thompson Creek and its associated flood plain and wetland system, enhancement of this area, along with established park facilities and footpaths The applicant has proposed a phased completion of the entire open space The Conceptual and Final Master Plan calls for a minimum of one "pocket park" for every 50 dwelling units or a combination of "pocket parks", with a centrally located larger park, serving the proposed subdivisions These "pocket parks" will provide recreation for the individual subdivisions, while the entire 60 acres of open space is available to all City residents Schools New residential units create a demand for additional school services and faalities The Yelm School District requests that the proponent enter into an agreement with the school district for the payment of mitigation fees based on the project's impact This request for a mitigation agreement between the proponent and the school district became a condition of the Mitigated Determination of Non-significance issued pursuant to the State Environmental Policy Act Transportation and Srte Access The City of Yelm Development Guidelines and the concurrency requirements of Chapter 15 24 YMC require all new subdivisions to improve street frontages to current City standards The applicant has proposed to use the City of Yelm Street Standards for all interior local access residential streets within this subdivision A modified version of the City standard for a neighborhood collector street is proposed in the Final Master Plan for the land located east of Thompson Creek The Final Master Plan also includes "Boulevard" detail found m the Southwest Master Plan Development documents Streets within this subdivision will be constructed to the local access standard and dedicated to the City upon final subdivision approval A local access street includes two 11 foot travel lanes, two 7 foot parking lanes a concrete rolled edge curb and gutter a 6 foot planter strip with street trees 35 feet on center a 5 foot sidewalk on one side of the street, and street lighting Chapter 16 16 090 YMC requires that the layout of new subdivisions provide for the continuation of streets existing in ad~oirnng subdivisions and to provide for the continuation of new streets within the subdivision to adjacent properties that have not been subdivided In this instance, the "Boulevard" creates future access to the land located in the Conceptual Master Plan Approval, and connecting streets throughout the development As future phases of the Conceptual Master Plan are approved, other possible connections will be reviewed The City seeks to minimize impacts of through traffic upon residential neighborhoods by employing narrow streets, curves, indirect access routes, and other features June 28 2005 Page 5 of 12 Blocks greater than 660 feet in length shall incorporate traffic calming devices These devises shall also serve as a visual break to the block through additional landscaping or hardscaping The plat, as proposed, meets this standard by "bulb-outs" in the main streets, connecting the pedestrian pathways through the development The completed project will increase traffic and impact the City's transportation system Chapter 15 40, Concurrency Management, requires all development to mitigate impacts to the City transportation system A single family home generates 1 01 p m peak hour trips per unit The Transportation Facility Charge is payable at time of building permit issuance Parking Chapter 17 72 YMC requires a minimum parking ratio of two spaces per dwelling unit, which is typically met in subdivisions within a standard driveway On-street parking is allowed on both sides of local access residential streets Water System The City's Water Comprehensive Plan identifies the property as being within the water service area The applicant has provided to the City a "Water Right Conveyance and Right-of-Entry Agreement" This conveyance establishes the water connection fees The proposed subdivision would be required to connect to the City's water system and the projects internal roadways will be required to have a water main installed to serve fire hydrants and individual services Any existing well(s) on the property must be decommissioned per Department of Ecology standards and any water rights associated with these wells shall be dedicated to the City of Yelm The City of Yelm is dedicated to providing the best quality water possible to its consumers Section 246-290-490, WAC requires that the City take measures to ensure that contamination does not occur as a result of cross contamination An irrigation meter may be installed for the purpose of irrigation A backflow prevention device will be required for all landscape irrigation connections between the irrigation system and the water meter This also includes any individual irrigation systems that may be located on any individual lot within the subdivision Identified in the 2002 City of Yelm Water Comprehensive Plan is a requirement to install fire hydrant locks as part of the City's water conservation and accountability program In 2004, the City was also required to complete a vulnerability assessment in response to the new homeland security measures as a result of 9/11 Sewer System The City's Sewer Comprehensive Plan identifies the property as being within the sewer service area The current fee to connect to the City sewer system is $5,417 00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month) The June 28 2005 Page 6 of 12 property is part of the City of Yelm Local Improvement District (LID) which allowed property owners to be a part of the improvement distract by agreeing to purchase Equivalent Residential Unit (ERU) connections, guaranteeing capacity at the City's new water reclamation facility The property is assessed a portion of the connection fee, and a reduced connection fee at the time of connection to the sewer system Any existing on-site sewage disposal system(s) shall be abandoned per Thurston County Health Department standards Reclaimed Water It is the policy of the City of Yelm to reclaim 100 percent of the wastewater generated by the City and that reclaimed water shall be used within the jurisdiction wherever its use is economically justified, financially and technically feasible, and is consistent with legal requirements of Chapter 90 46 RCW, for the preservation of public health, safety and welfare, and the protection of the environment Reclaimed water uses may include, but are not limited to, the irrigation of food and nonfood crops, landscape irrigation, impoundments, fish hatchery basins, decorative fountains, flushing of sanitary sewers, street cleaning, dust control, fire fighting and protection, toilet and urinal flushing, washing aggregate and concrete production, industrial cooling and industrial processes Section 13 24 050 YMC requires that reclaimed water be used at identified reuse areas for consumptive beneficial use and ground water recharge areas This information shall be used by City officials to mandate construction of reclaimed water distribution systems or other facilities in new and existing developments for current or future reclaimed water use as a condition of any development approval or continued potable water service if future reclamation facilities are proposed in the facilities plan indicating reclaimed water could adequately serve the development The Southwest Yelm Annexation Area is identified as a reuse area Stormwater Quality and Quantity Impervious surfaces create stormwater runoff which, when uncontrolled and untreated can create health, safety, and environmental hazards The City of Yelm has adopted the 1992 Department of Ecology Stormwater Manual, which requires all development to treat and control stormwater The proponent has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of the stormwater This report includes low impact development technologies for stormwater treatment, to include "rain gardens" for the treatment of stormwater The Community Development Department has reviewed this report and find that stormwater from the site can be managed appropriately through the conceptual plan Stormwater facilities require continued maintenance to ensure they remain in proper working condition June 28 2005 Page 7 of 12 Street Lighting Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners High mast street lights will be incorporated on the Boulevard Road, and Longmire Street consistent with current standards of the Yelm Development Guidelines Street lights at the internal street intersections will meet current standards of the Yelm Development Guidelines for height and brightness only Low mast or pedestrian scale street lighting will be installed along the internal portions of the residential streets Subdivision Name and Addressing A subdivision name must be reserved with the Thurston County Auditor's Office prior to submitting for final subdivision approval Addressing and street naming within the subdivision will be assigned by the Community Development Department prior to application for final subdivision approval Landscaping Landscaping and screening are necessary to provide screening between compatible and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets of the City Chapter 17 80 YMC requires all development to provide on site landscaping The site is adjacent to properties that are compatibly zoned Chapter 17 80 YMC requires that the perimeter of the site be landscaped with a Type II landscaping In residential subdivisions the City allows fencing to meet the landscaping requirement for the perimeter of the site Landscape requirements shall be installed and approved prior to application for final plat The applicant has proposed a street tree planting plan, which incorporates the City of Yelm landscaping requirements Landscaping is required in open space and stormwater facilities The applicant has submitted a full open space improvement plan which calls out landscaping in the stormwater treatment areas as well as in the open space areas This plan proposes a phased completion Chapter 17 80 YMC requires that at time of civil plan review and approval the proponent provide the Community Development Department a detailed final landscape and irrigation plan for approval Section 17 80 090 (F) YMC states that the owner/developer of any project requiring site plan review approval, subdivision approval, or short subdivision approval shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners association becomes responsible for landscaping maintenance The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years June 28 2005 Page 8 of 12 Staff Recommendation Section 16 12 170 YMC requires written findings prior to a decision on a preliminary subdivision The proponent has established that the proposed subdivision, if conditioned, adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets potable water supplies, sanitary wastes, parks and recreation, schools, and sidewalks That the public use and interest will be served by the subdivision of the property, if conditioned The subdivision, if conditioned, is in conformance with the Yelm-Thurston County Joint Comprehensive Plan, the City of Yelm Zoning Code, the City of Yelm Subdivision Code, the Shoreline Management Act and the Thurston County Shoreline Master Program, and the City of Yelm Development Guidelines The Hearing Examiner should approve the preliminary subdivision with the following conditions 1 The proponent shall comply with the mitigation requirements of the MDNS issued on May 24, 2005, which include The developer shall mitigate transportation impacts through the payment of a transportation facility charge (TFC) pursuant to Chapter 15 40 YMC The fee shall be paid at the time of building permit issuance The applicant shall be responsible for the following transportation improvements o Prior to the final subdivision approval of any lots the applicant shall reconstruct Longmire Street to a modified collector standard from the project entry to Yelm Avenue West (SR 510) o Prior to the approval of any development permit (including a final subdivision) which includes the 90th peak P M trip generated from the project, the applicant shall construct a center left-turn lane on Yelm Avenue West (SR-510) at the Longmire Street intersection with sufficient storage to serve the anticipated traffic volumes generated by the project o Prior to the approval of any development permit (including a final subdivision) which includes the 513th peak P M trip generated from the project, construction of the Killion Road Boulevard extension from the property to Yelm Avenue West (SR-510) along with the realignment of Killion Road, a traffic signal, and left turn lanes on all four legs of the intersection with sufficient storage to serve the anticipated traffic volumes generated by the project o 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 June 28 2005 Page 9 of 12 o Prior to the approval of any development permit (including a final subdivision) which includes the 1,301st peak P M trip generated from the project, define and construct the Mosman Avenue connector between Longmire Street and Solberg Street OR, continue the Boulevard to SR 507 through the Thurston Highlands property Plans for approval of all transportation improvements associated with Yelm Avenue (SR 510) and 1st Avenue (SR 507) shall be submitted to the Washington Department of Transportation and the City of Yelm for review and approval and all required improvements shall be constructed by the applicant pursuant to approved plans, and inspected and approved by the City of Yelm and Washington Department of Transportation To mitigate previous impacts from agricultural activities to surface waters, plant communities and animal communities along the Thompson Creek corridor and its associated wetlands, the applicant has prepared a mitigation and enhancement plan to improve the surface water features of the site for both habitat and recreation purposes Each Final Master Site Plan shall include a schedule for implementing improvements tied to the number of dwelling units of each subdivision within the Master Planned Community • The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District Prior to the approval of any development permit (including a final subdivision) beyond the 89th lot, the applicant shall convey water rights to the City of Yelm sufficient to serve the proposed use within that area of the final master site plan and the first 89 lots The conveyance shall be made to the City through a water rights agreement between Tahoma Terra, LLC and the City of Yelm This condition is not applicable if the City obtains water rights through the Department of Ecology which are sufficient to serve the projected density of the City, its urban growth area, and the subject property Prior to disturbance of any identified geologic hazard area the applicant shall submit to the City of Yelm Community Development Department a geotechnical report that identifies established best management practices for all activity within the geologic hazard areas and only allows activities which o will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions, o will not adversely impact other critical areas, o are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than pre-development conditions, o are certified as safe as designed by a qualified engineer or geologist Prior to building permit issuance, the applicant shall enter into a mitigation agreement with the City of Yelm which includes a mitigation fee toward the replacement of a police station required to be expanded in order to serve the June 28 2005 Page 10 of 12 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 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 drywelis 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 June 28 2005 Page 11 of 12 14 The proponent shall submit afire hydrant plan to the Community Development Department for review and approval as part of the civil engineering plans prior to final subdivision approval 15 The proponent shall submit fire flow calculations for all existing and proposed hydrants All hydrants must meet minimum City standards 16 The proponent shall be responsible for the installation of hydrant locks on all fire hydrants required and installed as part of development The proponent shall coordinate with the Yelm Public Works Department to purchase and install required hydrant locks Hydrant lock details shall be included in civil plan submission 17 Street lighting will be required Civil plan submittal shall include a lighting design plan for review and approval 18 Prior to the submission of final plat application, the proponent will provide the Community Development Department an addressing map for approval 19 Prior to the submission of final plat application, a subdivision name must be reserved with the Thurston County Auditor's Office 20 The proponent shall submit a final landscaping and irrigation plan for this plat, along with the phased open space improvements with civil engineering plans 21 The proponent shall provide a performance assurance device in order to provide for maintenance of the required landscaping for this plat, until the tenant or homeowners' association becomes responsible for landscaping maintenance The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years Based on the Analysis and Conditions of Approval above, staff recommends that the Hearing Examiner approve SUB-05-0068-YL June 28 2005 Page 12 of 12 FUTURE DEVELOPMENT PRELIMINARY PLANS 312005 i i= . ~~ - a°I -- I t I I v~ I - ~ a I ~ ~ "yi ` I ~~ ~~~ « ~ ~~ s fill ~'it ~, _ _ - - - I t // - I ~~ "~ , ~ ~ I DIV 1 i I B I I ~ I y ~~ ~: ~;~ \.. s, Q ~ ,'°.~x ~~~~ li / ~ (~ Q o Y // m ~ i ~~ , r '', I, N - I' LL ~ ~ g I - 1 =100 FEET ~~ m -- I I ,~ <,i ~ I fo°o lj ~ ~ I ~ ` J ; - l IAN ~C9 o ~ . '~ I1 I lE ADJUSTMENT NO BlA-04-0166-YL a N I -~ LF OF THE SOUTHEAST QUARTER OF I m ~ , OF THE SOUTHWEST QUARTER THE ~ SOUTHWEST QUARTER AND j ~ F SOUTHWEST QUARTER OF SECTION I ~ 1H RANGE 1 EAST W M 1 ~' ~ i i i , ~ ~ l~~ ~ I ORMATION ~ ' F TAHOMA TERRA LLC ~ I ~g~ 1j1~~- T 14848 LONGMIRE SE O ~' ~ !; N ~ YELM WASHINGT l /~ I` 14848 LONGM{RE SE ~ ~ YELM WASHINGTON ~ ~ ~~ ~ / ` 2172 47 10100 ~~' r MPC R-14 ~" za _~ ~~ J J ~ a a W o f" r z Q ~ G 3 J O Q Y N ~ = O O ~ ~ II J N/ r m' c ~ ~ u k' i i ,r/~~ k - /~ °,e ,_ - +a1 ~ 151 ACRES ~ /,~, ~ ~~ 89 SINGLE FAMILY ® 1 1 `~;~ ~i~ // 5000 SF ~~~~` ,.i% /f///// tt ACRES onsul4ng Group i ~ / DESIGNJBUILO ~/ ~ i qML TRANSPORTATION -r1 ~,~ ~ ~ // f // GTY OF YEUA PLANNING SURYa11NC ~~ ~ ~ CITY OF YELM ~ ~ ,~ i / ` 429fi fifil huelue Sta 3fil ~~ /~ % / PUGET SOUND ENERGY ~~~rl 9~ COMCAST (7fia) 493-2416 Fm JOB NUMBER 04104 EY ORAVANG NAME 04104PI-PLAT1 SE USING A SOKKIA fAT10N THIS SUR4EY PP1 ON REQUIREMENTS AS 7-090 SNT 1 CF - ~CIN OF VELM I City of Yelm ~/~ ~;a ~,.;\~ Community Development Department "~ F~'~~~,: PO Box 479 ~ `~`~~ ' ~,~" '. ~ _ Yelm, WA 98597 Y E L M 360-458-3835 WOSMINGTON NOTICE OF APPLICATION Marled 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 6th 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 L... J..•w ..J aL~ .-i ~- ~ as uclci ~ i u icu a is aNNm,au~iii w uc wi i iNicic vl I rvlal 1.1 I J I LVUJ 11IC d~JFJIII,dUUI I dflU dfly f elai2Q documents are available for public review during normal business hours at the City of Yelm 105 Yelm Avenue W Yelrn 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 [ \MPD Master Planned Development\0~ 0067 Tahoma Terra\Notlce of Application doc JNINOZ i 3St1 ~N`d1 Ntl'ld 2l31S~dW 1df11d30N00 N 5 Y o Q o z~ ~ `~ w i~ a W Z r H N atS M N U W N ~R!?!31 t/WOHtl1 S r 8 ~i ~/ j/ I i . t yr ~ ~ ~ I ~y -T ~ tt i~ r 4 ~~ ~ ~ ~ ~ I .~ f'` ~ ~ ~ ~~ t r 3 _~ FR R~ ` Y o Y t2Y ~i ~ E L j ~gi ~~~Y Q° ~o '~~~ a ~~ ao ~~ __-~ o ~ W _ a : u o W o C o z ~ W W 8 W ° o s ~ S ~ ~ m W ~ ~ ~ V N ~ 7 O 5 ~~~ ~~ le ~~"r r 1 { i L~ YELM C®MMi1NITY SCHO®LS w7zer e all stzrdenrs can learn and grow Erlin~ Birkland Director of Facilities April 4, 2005 Mr Grant Beck /~ T 1 T I~UilliIlUlll~y LleVelUpIlleilL 1Jlle(,LUi City of Yelm PO Box 479 Yelm, Washington 98597 RE MPD-05 0067-YL &SUB-05-0068-YL Tahoma Terra Dear Mr Grant Yelm Community Schools requires mitigation agreements for all subdivisions Please include the mitigation provision as pact of the SEPA requirements Should you have any questions please call me at 458-6128 Sincerely, lirfg it and ~ Facilities Director Yelm Community Schools h~?;~~Ij YELM COMTtItiNITY SCHOOLS IS AA' EQUAL OPPORTUNITI EMPLOYER AND FOLLOR'S TITLE Ia REOUIREME\'TS 107 First Street North P O Box 476 lelm Washington 98591 (360) 458 6128 FAa (360) 458 6434 .~ .1. ~. v ~_. s~ . ~~ ,a.; ~. YELM WASNINCTON MEMORAND UM City of Yelm Community Development Department To Washington Department of Ecology Nisqually Tribal Counal Agencies with Jurisdiction Affected Agencies f From Grant Beck, Director of Community Developmen / ~~/ Date May 24, 2005 `-' Subs SEPA Threshold determination -Tahoma Terra Attached please find a mitigated determination of non-significance regarding Tahoma Terra, a proposes X20 acre nnaster Planned Community located in Yelm The proposal includes between 880 and 1,200 dwelling units, a neighborhood commercial area, and parks and open space In addition to the environmental checklist, the following environmental information was included in the threshold determination / Expanded Environmental Checklist, March 2005, SCA Consulting Group / Updated Wetlands Analysis, March 2005, The Coot Company / Preliminary Drainage and Erosion Control Report, March 2005, SCA Consulting Group / Transportation Impact Analysis, February 2005, Transportation Engineering NW The City has adopted the following environmental documents as part of the threshold determination / Final Environmental Impact Statement, January 1995, City of Yelm Comprehensive Plan and Joint Plan with Thurston County / Final Environmental Impact Statement, March 1993, Southwest Yelm Annexation / Addendum to the Final Environmental Impact Statement for the Southwest Yelm Annexation, July 1994, Thurston Highlands Master Plan Application / Environmental Checklist and Mitigated Determination of Non-Significance, September 1999, Prairie View Master Plan / Critical Areas Study, December 1997, IES Associates The referenced and adopted environmental documents may be viewed on the City of Yelm web site at www ci yelm wa us From the home page, go to the Community Development Department home and choose Tahoma Terra from the Agendas/Permits menu M-t-gated Determination of Non-S-gn-ficance File Number MPD-05-0067-YL Proponent Tahoma Terra, LLC Description of Proposal The development of a Master Planned Community on 220 acres located m southwest Yelm The application includes • Conceptual Master Site Plan approval for the 220 acre parcel to include a range of housing types of between 880 and 1,200 residential units, a neighborhood commercial center, and a network of open space/recreation improvements • Final Master Site Plan approval for the portion of the site east of Thompson Creek The Final Master Site Plan includes approximately 216 residential lots, 18 townhouse units, a neighborhood commercial center with approximately 100,000 square feet of gross floor area, and a portion of the community park • Preliminary subdivision of 89 residential lots within the Final Master Site Plan area Location of the Proposal I he I ahoma I errs Master Nlan is located in the western portion of the City of Yelm, near the Nisqually Valley Golf Course and in an area known as the Southwest Yelm Annexation area Section/Township/Range The Southwest '/4 of Section 24, and the East '/2 of the Southeast'/4 of Section 23, Township 17 North, Range 2 East, W M Threshold Determination The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment Therefore, an Environmental Impact Statement (EIS) will not be required under Section 43 21 C 030 (2)(c) RCW This decision was made after review of a completed environmental checklist and other information on file with the lead agency This information is available to the public on request Conditions/Mitigating Measures See Attachment A Lead agency City of Yelm Responsible Official Grant Beck, Community Development Director Date of Issue May 24, 2005 Co t Deadline June 10, 2005 Appeal De dTine ne 17, 2005 ~ r .i i ~ Grant ~ ck, Community Development Director This Mitigated Determination of Non-Significance (MDNS) is issued pursuant to Section 197 11-340 (2) WAC Comments must be submitted to Grant Beck Community Development Department at City of Yelm 105 Yelm Avenue West P O Box 479 Yelm WA 98597 by June 10 2005 at 5 00 P M The City of Yelm will not act on this proposal prior to June 17 2005 at 5 00 P M You may appeal this determination to the Yelm Hearing Examiner at above address by submitting a written appeal no later than June 17 2005 at 5 00 P M You should be prepared to make specific factual objections Contact Grant Beck Community Development Director to learn more about the procedures for SEPA appeals This MDNS is not a permit and does not by itself constitute project approval The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan Zoning Code (Title 17 YMC) Critical Areas Code (Chapter 14 08 YMC) Stormwater Drainage Design and Erosion Control Manual International Building Code Critical Areas Regulations (Title 14 YMC) Road Design Standards Platting and Subdivision Code (Title 16 YMC) and the Shoreline Master Program DO NOT PUBLISH BELOW THIS LINE Published Nisqually Valley News May 27 2005 Posted in public areas May 24 2005 Copies to All agencies/citizens on SEPA mailing list and adjacent property owners Dept of Ecology w/checklist Attachment A M-t-gated Determ-nat-on of Non-S-gn-ficance MPD-05-0067-YL Fmd-ngs of Fact 1 This Mitigated Determination of Non-Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the applicant's environmental documents In addition, per WAC 197-11-754, the following documents are directly applicable to the subject proposal and are hereby adopted by reference / Final Environmental Impact Statement, January 1995, City of Yelm Comprehensive Plan and Joint Plan with Thurston County / Final Environmental Impact Statement, March 1993, Southwest Yelm Annexation / Addendum to the Final Environmental Impact Statement for the Southwest Yelm Annexation, July 1994, Thurston Highlands Master Plan Application / Environmental Checklist and Mitigated Determination of Non-Significance, September 1999, Prairie View Master Plan / Cntical Areas Study, December 1997, IES Associates Environmental documents submitted as part of the application include / Expanded Environmental Checklist, March 2005, SCA Consulting Group / Updated Wetlands Analysis, March 2005, The Coot Company / Preliminary Drainage and Erosion Control Report, March 2005, SCA Consulting Group / Transportation Impact Analysis, February 2005, Transportation Engineering NW 2 The environmental documents indicate that the property is composed of soils and substrates that are suitable for building and for stormwater infiltration These soils will be managed on-site to provide a source of base material needed for roadway and building construction Approximately 250,000 cubic yards of material has been identified that will be screened and processed to balance the earthwork needs on the site Potential geologic hazard areas located on the site will be protected through the requirement of a geotechnical report prior to final Master Site Plan approval which only allows activities which will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions, will not adversely impact other critical areas, and are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than pre-development conditions, and are certified as safe as designed by a qualified engineer or geologist 3 There is no indication in any of the environmental documents that there will be any potential long term significant impacts to air quality from the proposed development Short term impacts will be related to heavy equipment exhaust and dust generated from grading and rock processing activities The use of best management practices for air control will be required 4 The City of Yelm's Critical Areas Code requires the identification and protection of surface and ground waters The project proposal is on the site of the former Dragt Family Dairy that was an active dairy farm for many years and which ceased operation in 1993 The environmental documents indicate that surface waters have been identified on the site and include Thompson Creek, a seasonal Type 5 stream, and wetlands associated with this stream The former and ongoing agricultural activities have caused degradation to the site's surface water systems and an enhancement plan has been prepared to improve the described surface waters and the wetland functions and values 5 The City of Yelm is identified as a Critical Aquifer Recharge Area, a designated environmentally sensitive area Potential impacts to groundwater quality and quantity will be mitigated through the implementation of standards that are technically equivalent to the Department of Ecology stormwater manual as adopted by the City of Yelm The City has adopted the Department of Ecology Drainage Design Manual, which requires that stormwater generated from roadways and parking facilities be treated for oils, sediments, and heavy metals before infiltration The neighborhood commercial element of the Master Plan allows uses that could potentially generate hazardous materials and/or fats, oil, and greases Existing regulations require grease interceptors and hazardous material containment facilities where appropriate 6 The environmental documents indicate that there are some piant/animal priority species and habitats in the vicinity of the project site The predominant Oak Woodland and Shore Pine plant communities are located along the Thompson Creek corridor and associated wetlands, which are areas being enhanced for open space preservation The animal species have been determined to only frequent the area for occasional feeding and do not use the site for breeding or nesting The project proposal is not expected to have a significant impact on priority plant or animal species and habitats 7 The environmental documents do not identify any potential significant impact related to the use of energy or natural resources not typical of an urban development 8 The environmental checklist indicates temporary noise and dust would be generated from construction vehicles throughout the construction phases of this project Construction related activity shall comply with all current State and local statutes and best management practices Attachment A MDNS (MPD-05-0067-YL) Page 2 of 6 9 The environmental checklist indicates that roadways and pedestrian paths will be lit to provide safe driving and walking conditions The expected light is not anticipated to exceed typical urban standards and therefore, is not expected to have a significant impact on surrounding areas 10 The addition of up to 1,200 new residential units will create additional demand on the City's parks and recreational amenities The proposed master plan will be required to provide recreational opportunities for the residents of the City of Yelm Improvements generally include but are not limited to soccer fields, play structures, seating areas, picnic tables, restroom facilities, rock wall, bike paths, foot paths and an open water boardwalk 11 The environmental documents have not identified any areas of historical or cultural significance Research of the City's historic resources (1935 aerial photograph, 1918 map of the Yelm Irrigation District and Thurston County's map of Historic places, and the database of historic properties maintained by the Thurston Regional Planning Council) did not reveal any structures or locations on the subtect site that have any historic or cultural significance 12 The traffic impact analysis (TIA) submitted as part of the application indicates that upon full build out, the protect could potentially generate between 13,300 - 15,300 vehicle trips per day, with a minimum PM peak of 1,400 vehicles per hour The TIA indicates that, with average growth The proposal will have a significant adverse impact on specific road corridors and traffic movements at various intersections in the City, including Longmire Street and Berry Valley Road The proposal will lower the level of service and increase wait times at the intersection of 1st Avenue (SR-507) and Mosman Avenue, 1st Avenue (SR-507) and Yelm Avenue (SR-510) and other intersections along Yelm Avenue The TIA proposed specific mitigation measures for many of the identified impacts and has outlined the necessary improvements tied to specific development phases of the project 13 The environmental checklist indicates that the proposal will require police and fire protection The Yelm Police Department provides police services to all City residents and businesses The construction of Tahoma Terra will create additional demand on the Yelm Police Department The Yelm Police Department is currently located in a facility that is substandard and beyond its useful life The Yelm Capital Facilities Plan identifies a need to replace this facility SE Thurston Fire/EMS provides Fire and Basic Life Support services to City of Yelm residents and businesses The Tahoma Terra protect will create additional demand on the Yelm Fire District 14 Impacts to fire protection services will be mitigated through the provision of fire Attachment A MDNS (MPD-05-0067-YL) Page 3 of 6 flow and emergency vehicle access, and structures which will be built to current building and fire codes 15 The City of Yelm has adopted comprehensive Water and Sewer System Plans and a Reclaimed Water Facilities Plan to guide orderly extension of the City's infrastructure improvements These system plans anticepated the build out of the southwest Yelm annexation area Upgrades and extension of these utilities, consistent with the adopted system plans, will be necessary to provide adequate levels of water and sewer service to the sub)ect site 16 The Environmental Impact Statement for the southwest Yelm annexation indicated that development within the annexation area, including the subject property, would be required to provide water rights to the City sufficient to serve the subsequent development of the properties The property has recorded water rights that the applicant intends to transfer to the City of Yelm to provide for the development of the property Tha prnrncrty hac hcan accaccarl thrn~i~h tha (~it~i'c ca~niar Inral im~rrniPmant district, which includes a commitment by the City to provide water and sewer service for no more than 89 single family residential units prior to any water rights transfer If the Washington Department of Ecology does not approve a transfer of water rights, or the transfer does not include sufficient water to serve the proposed development, final subdivision approval of any phase beyond the 89 lots could not be approved 17 The City of Yelm has adopted a concurrency management system as required by the Growth Management Act Chapter 15 40 YMC (concurrency Management) is designed to ensure that the Improvements required to support development are available at the time of development A concurrency determination may be issued for a proposal as It relates to transportation Issues when the development provides on-site frontage Improvements, the project makes off-site Improvements as necessary to provide for the safe movement of traffic, and the project makes a contribution to projects identified in the six year transportation Improvement program in the form of a Transportation Facilities Charge The Growth Management Act at Section 36 70 070 (6)(b) RCW states that a fending of concurrency can be Issued when required Improvements are in place at the tame of development or that a financial commitment Is in place to complete the improvements or strategies within sex years 18 This threshold determination and adoption of previous environmental documents well be used for all future development permits and approvals within the Conceptual Master Site Pian of Tahoma Terra provided that those permits and approvals are consistent with the application and approval for the Conceptual Master Sete Plan Attachment A MDNS (MPD-05-0067 YL) Page 4 of 6 M-t-gat-on Measures 1 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) / Pnor to the approval of any development permit (including a final subdivision) which includes the 90th peak P M tnp 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 / Pnor to the annroval of any dPVPlooment Hermit (mcludina a final subdivisionl which includes the 513th peak P M trip generated from the project, construction of the Killion Road Boulevard extension from the property to Yelrn 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 / Pnor to the approval of any development permit (including a final subdivision) which includes the 1,301 st peak P M trip generated from the project, define and construct the Mosman Avenue connector between Longmire Street and Solberg Street OR, continue the Boulevard to SR 507 through the Thurston Highlands property Plans for approval of all transportation improvements associated with Yelm Avenue (SR 510) and 1st Avenue (SR 507) shall be submitted to the Washington Department of Transportation and the City of Yelm for review and approval and all required improvements shall be constructed by the applicant pursuant to approved plans, and inspected and approved by the City of Yelm and Washington Department of Transportation 3 To mitigate previous impacts from agricultural activities to surface waters, plant Attachment A MDNS (MPD-05-0067-YL) Page 5 of 6 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 ~f the City obtains water rights through the Department of Ecology which are sufficient to serve the projected dens-ty of the City, its urban growth area, and the subject property 6 Prior to disturbance of any identified geologic hazard area, the applicant shall submit to the City of Yelm Community Development Department a geotechnical report that identifies established best management practices for all activity within the geologic hazard areas and only allows activities which / will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions, / will not adversely impact other critical areas, / are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than pre-development conditions, / are cert-f~ed 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 Attachment A MDNS (MPD-05-0067-YL) Page 6 of 6 Q June 9, 2005 STATE OE WASHINGTON DEPARTMENT OF ECOLOGY PO Box -F7775 m Olympre Wachmgton 98504 7775 • (360) 407 6300 Mr Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, WA 985y7 Dear Mr Beck \*~ ~11lf F O ^~ 4 f 1 !~ J ~n f~-~ -,t , Your address ~k---~ ~ J,~~~~ Is In the t 4~ s`L ~- ~~ ~~~ ism ~-`~ ~ ~ watershed y ^i ~-. I L ,--.- - I~EP~ . '`~~ ~ Thank you for the opportunity to comment on the mitigated determination of nonsignificance for the Tahoma Terra Master Planned Community Development project (File No MPD-OS-0067-YL) located near the Nisqually Valley Golf Course and in an area known as the Southwest Yelm Annexation area as proposed by Tahoma Terra, LLC We reviewed the environmental checklist and have the following comments FLOODPLAINS Kevin Farrell (360) 407-7253 The project proponent must comply with the Yelm Floodplam Ordinance for any development, including grading, that takes place within the regulated 100-year floodplam ~'~'ETLANDS Gretchen Lux (360) 407-6221 Based on the information contained m the checklist, rt appears that wetlands are present on the project site In addition, the checklist indicates that the wetland will be bisected by road construction disturbing both the wetland and the wetland buffers Any adverse impacts to wetlands on the site should be minimized to the fullest extent possible and any unavoidable impacts should be adequately mitigated The applicant is responsible for notifying the U S Army Corps of Engineers if their project involves impacts to wetlands and to request a~unsd~ctional determination regarding these wetlands The Corps will determine whether the wetlands are m their~urisd~ction or isolated, if the proposal can be approved under a Nationwide Permit, and what compensatory mitigation is necessary for the wetland fill The Department of Ecology is responsible for admmistenng the State Water Pollution Control Act (RCW 90 48), as well as certifying some Corps permits under Section 401 of the Federal Clean Water Act If the Corps approves a Nationwide Permit, Ecology will also review the proposal to determine whether the project complies with the State's Nationwide Permit condrt~ons While the U S Army Corps of Engineers no longer has regulatory oversight of isolated wetlands that do not have an interstate commerce connection, isolated wetlands m Washington are still subject to regulation under State law Under this State law, wetlands are waters of the state mcludmg wetlands considered "isolated" by the U S Army Corps of Engineers Discharges to waters of the state, including the placement of fill in a wetland, are regulated by Ecology Projects that will have impacts to isolated wetlands, as determined by the Corps, need to obtain an administrative order from the Ecology If the ~a~ June 9, 2005 Page 2 Corps detennmes the wetland on this project site is `isolated" then the applicant should contact Lon Ochoa, Southwest Regional Office Wetlands Specialist, at (360) 407-7391 or loch461(r~,ecy wa eov for further information If you have any questions or would like to respond to these comments please contact the appropriate reviewing staff listed above Department of Ecology Southwest Regional Office (AW OS-4117) cc Kevm Farrell, SEA Gretchen Lux, SEA Lon Ochoa, SEA Steven Chamberlam/Doug Bloom, Tahoma Terra, LLC (Contacts/Applicant) ~~~f T"~p~ City of Yelm ~' ~' Community Development Department . ~ ,, 105 Yelm Avenue West ~~.~, ~r,,:~ P O Box 479 YELM Yelm, WA 98597 WASHINGTON 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 Heanng Examiner will hold a public hearing to receive comments on the proposals The Heanng 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 m this hearing call the City Clerk Agnes Bennick at (360) 458-8404 at least 4 days before the meeting ATTEST -~-- City of Yelm J Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News Fnday June 24 2005 Posted m Public Areas Fnday June 24, 2005 i!O .............. ~~ THE ~, 14~ ~ ~'9r ~~„ ° ns YELM WASHINGTON Sign in Sheet City of Yelm Community Development Department Yelm Hearing Examiner July 11, 2005 Please sign in and Indicate if you wish to speak at this meeting or to be added to the mailing list to receive future agendas and minutes Would you like a Name Mailing Address copy of the decision mailed to our (~ d ~ l ~ ~i~ ~~~ /7l~/~ J~~SL" ~~2fYl ~~~ ~~ ~.S- ~~ ( (~~ c ~~t S~ Y~C~~, ~{~~ ~~~~~~ s s ~ s~ - ~ s r~ C ~ ~~ 1 ~~ ' ~4-~--3 ~ 3~-~' ~ S~~" ~ C ~ ~ 5,~, ~/ ~ `~ 9~s .~ /, "I~~S ~l~~wSKt ~ o ~w ~~ (~GL,3 eS I ~ ~~e ~~ Z ~~ ~ ~~ ~ ~s ~-tv~c~ ~ ~o~~~ Pa ~ ~~c ~ ~~c ~n - ~~ All Hearing Examiner meetings are audio taped For information on obtaining a copy please call the Yelm Community Development Department at 360-458 3835 ~~11~ ~`~` ~~ THE ~, \~\ ~ 'HELM WASHINGTON Sign in Sheet City of Yelm Community Development Department Yelm Hearing Exam-ner July 11, 2005 Please sign In and Indicate If you wish to speak at this meeting or to be added to the mailing list to receive future agendas and minutes Name Mailing Address Would you like a copy of the decision mailed to our r ~` ~J .-~ ~ ~ .,~ ~ ~ h vL ~ R ~ - S ~ ~ R t-,~ ti~ ~ Y~~~` ~ mti ~ Sir All Hearing Examiner meetings are audio taped For information on obtaining a copy please call the Yelm Community Development Department at 360-458 3835 FAX TRANSMISSION CITY OF YELM COMMUNITY DEVELOPMENT DEPARTMENT PO BOX 479 -105 YELM AVE W YELM WA 98597 (360) 458-3835 FAX (360) 458-3144 TO ~~~~S~~a FAX # FROM ~ (k,~ ~ ("~T T TT l~T JUD,Jt.lrl COMMENTS i ~j ~r1v'f,~ DATE ~' 11 1 ~ S.~ L PAGES ~ including this cover sheet * * IF YOU DO NOT RECEIVE ALL COPIES, OR ANY COPY IS NOT LEGIBLE, PLEASE CALL (360) 458-3835 AS SOON AS POSSIBLE R \Templates~BLANK FAX TRANSMISSION doc *****°********** -COMM JOURNAL- ******************* DATE JUL-11-2005 ***** TIME 02 53 ******** MODE = MEMORY TRANSMISSION START=JUL-11 02 51 END=JUL-11 02 52 FILE No =965 STN COMM KEY NAME STATION NAME/EMAIL ADDRESS/TELEPHONE NO PAGES DURATION No 001 OK s 912532726439 003/003 00 00 25 -Yelm CDD - ***** DP-3520 ********************** -Yelm CDD - ***** - 360 458 3144- ********* FAX TRANSMISSION CITY OF YELM COMMUNITY DEVELOPMENT DEPARTMENT PO BOX 479 -105 YELM AVE W YELM WA 98597 (360) 458 3835 FAX (360) 458 3144 FAX # ~~ FROM ~ avr~ JUDJC41 COMMENTS DATE ~~~~ IQS PAGES ;~, mcludmg this Cover sheet S \ ~~ ~ ~ S~~ e~-~- ~rvw~ '~r~.L " IF YOU DO NOT RECEI VE ALL COPIES OR ANY COPY IS NOT LEGIBLE PLEASE GILL (360) 458 3835 As sooty As POSSIBLE R \Templa~alBLntdi. FaY TRANSMISSION doc ®Ey~~ TyE~'•Q~ City o f Yelm ~' `~ Communat Develo ment De artment `~ _~, y P P _' ~ r" 105 Yelm Avenue West _~ ~ ~,. ~~ ~ P O Box 479 YELM Yelm, WA 98597 W4SHINGTON 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 heanng 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 pm 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 yeim 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 pnor to the scheduled event .I ~~ L n ~,' .~ ~ 7~ l~~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 Newspaper of Record Nisqually Valley News Posted Yelm City Hall Yelm Timberland Library 1 ~ City of Yelm Community Development Department INVOICE - Customer Name Tahoma Terra LLC Address 4200 6th Ave SE Suite 301 City Lacey State WA ZIP 98503 Phone Invoice No CDD-05-0135 Date July 13 2005 Order No Rep Tahoma Terra FOB MPD-05-0067-YL Item Description Unit Price ~ TOTAL 1 Meetings with Community Development Staff $1 966 00 $1 966 00 See attached itemized grid SubTotal $1 966 00 Payment Details Shipping & Handling $0 00 O Cash Taxes WA ~ O Check O TOTAL $1 966 00 Office Use Only City of Yelm Community Development Department P O Box 479 Yelm, WA 98597 (360) 458-3835 THANK YOU TAHOMA TERRA MEETINGS MEETING ATTENDEES DAY DATE TIME HOURS GRANT TAMI JIM GARY TOTAL HOURS TUES 11/16/2004 9- 10 2 X X 4 TUES 12/21/2004 10 30 - 12 1 5 X X 3 TUES 1/11/2005 8 30 - 10 30 2 X X X X 8 FRI 1/21/2005 9- 12 3 X X X 9 WED 2/16/2005 8 30 - 12 3 5 X X X 10 5 TUES 3/8/2005 9- 11 2 X X 4 TUES 3/15/2005 1- 3 2 X X 4 FRI 4/1/2005 11 - 11 30 0 5 X X X X 2 THU 4/21 /2005 10 30 - 12 1 5 X X 3 TUES 4/26/2005 3 30 - 4 30 1 X 1 THU 4/28/2005 3 30 - 5 1 5 X X X X 6 THU 5/5/2005 1 30 - 5 3 5 X X X 10 5 THU 5/12/2005 9- 12 3 X X X X 12 TUES 5/17/2005 7-9 2 X X 4 THU 5/19/2005 1- 5 4 X X X 12 THU 5/26/2005 10 - 12 2 X X X X 8 THU 6/9/2005 8 30 - 12 3 5 X X X X 14 MON 6/27/2005 9- 12 3 X X X X 12 THU 7/7/2005 1- 3 2 X 2 TOTAL HOURS 129 x $54/hour $6 966 00 PREVIOUSLY PAID $5 000 00 BALANCE DUE $1,966 00 I \MPD Master Planned Development\05-0067 Tahoma Terra\Meeting Date Grid xis TO TAHOMA TERRA MEETING ATTENDEES FROM GRANT BECK DATE May 26 2005 The following is a list of meetings regarding Tahoma Terra up until this time Please review the following list For those meetings that you have attended please put a check mark under the column for your name Thank you for your help MEETING ATTEN DEES DAY DATE TIME HOURS GRANT TAMI JIM GARY TOTAL HOURS TUES 11/16/2004 9- 10 2 X X 4 TUES 12/21/2004 10 30 - 12 1 5 X X 3 TUES 1/11/2005 8 30 - 10 30 2 X X X X 8 FRI 1/21/2005 9- 12 3 X X X 9 WED 2/16/2005 8 30 - 12 3 5 X X X 10 5 TUES 3/8/2005 9- 11 2 X X 4 TUES 3/15/2005 1- 3 2 X X 4 FRI 4/1/2005 11 - 11 30 0 5 X X X X 2 THU 4/21/2005 10 30 - 12 1 5 X X 3 TUES 4/26/2005 3 30 - 4 30 1 X 1 THU 4/28/2005 3 30 - 5 1 5 X X X X 6 THU 5/5/2005 1 30 - 5 3 5 X X X 10 5 THU 5/12/2005 9- 12 3 X X X X 12 TOES 5/17/2005 7-9 2 X X 4 THU 5/19/2005 1- 5 4 X X X 12 THU 5/26/2005 10 - 12 2 X X X X 8 8'` - L d X ~ 2 TOT HOUR ''-'101- ( 3 x $54/hour $5 454 00 .~' ~ 1t /~ /r T 1 ~~ - ffi 5 C~ -~ - -~- ~ ~ / ~~~ `~' ~ ~ `~~ '~ ~ ~ n _ 3 •1 ~ ~ ~ ~ ~~ ~ 5 ~~ ~c~'~`~ ~ ~,~~ ~-0067 Tahoma Terra\Meeting Dat Gnd xls ~'~-~ \~ I ~ r' ~ ~~ yl ~ ~ l~zv ~ f) C~. v~ S ~S~ ~L`~ l ~1n G'~ ~~ ,. „ L _ J /~ ,- ' TO TAHOMA TERRA MEETING ATTENDEES FROM GRANT BECK DATE May 26 2005 The following is a list of meetings regarding Tahoma Terra up until this time Please review the following list For those meetings that you have attended please put a check mark under the column for your name Thank you for your help MEETIN G ATTEN DEES DAY DATE TIME HOURS GRANT TAMI JIM GARY TOTAL HOURS TUES 11/16/2004 9- 10 2 X X 4 TUES 12/21 /2004 10 30 - 12 1 5 X X 3 TUES 1/11/2005 8 30 - 10 30 2 X X X X 8 FRI 1/21/2005 9- 12 3 X X X 9 WED 2/16/2005 8 30 - 12 3 5 X X X 10 5 TUES 3/8/2005 9- 11 2 X X 4 TUES 3/15/2005 1- 3 2 X X 4 FRI 4/1/2005 11 - 11 30 0 5 X X X X 2 THU 4/21 /2005 10 30 - 12 1 5 X X 3 TUES 4/26/2005 3 30 - 4 30 1 X 1 THU 4/28/2005 3 30 - 5 1 5 X X X X 6 THU 5/5/2005 1 30 - 5 3 5 X X X 10 5 THU 5/12/2005 9- 12 3 X X X X 12 TUES 5/17/2005 7-9 2 X X 4 THU 5/19/2005 1- 5 4 X X X 12 THU 5/26/2005 10 - 12 2 X X X X 8 TOTAL HOURS 101 x $54/hour $5 454 00 r~ P~j ~~ C T1 ~ - ffis"OCR Cc,~,ce~-t<,~0 m ~ C ~s~c® ~ w~ v~~ P ~ -~ +~ vc,c~ ~ 35ss 13 ~3 4 ~ ~ c.~ - ~ ,^II _ ~-0067 Tahoma Terra\Meeting Date Grid xls n ~ 5 t~0u~ a-~l ~ ~ vv~ S c.15~ (~-~ ~ c~ r 1 ~ ~ ~ Op N O ~O O O O O O O O O O ~ ~f ~ 3 3~ 3 3 3 nµ~a c o~ ~ ~ o c =~ ~ro ~o~ a ~ ro 3 ~O O C o rt _ ~~ S~ E N O O ~m°' o n~ =~ t ro °-' X01° ~'~~ v o m ~ ~ < O N ~ o 6 ~ ~ ~ p _ D,~,. ~ ~ c~ ro ~° G~ v ro O T' ro ~ p - -0 ~ pl p p ~ ~ ~~'~ O ~ O ~ "-nt ~ ~ O ~ O N ro r ~ N V O W ~ r ~ ~O 00 r r O ~O ~ r N ~D O O O O O O O O O O n~~a~, ooc~u c~or3o ~(~00'<W o~ ~300~ ~c a - 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"6~.. 'D ~ d 3 3 3 3 ~ ~ ~ 'O d 3 ~ ~ ` '0 'd fll ~, 3 ~ ° ~ °' ~ o n v o° o°~ `° o c n d rn °' n° n W c n 3 ~ W N O N p~ fD ~ N~ fP O N D O~ N~ fD v ~ O. N 3 O p (D ~ fD ~ = N N i v j ~ N O CD < ~ 70 ~ C ~ fla r"O (D n t A N 1n 7n fD 7 ~ 7o fD .~ ~ ~ wN.+.+ ~ ~ o w in N 0~ 3 N N D p ~ p j ^TI O ~~ O ~. O ~n ~~ C7n.~v, v ~:.~ 3~ o ~ n 3~~3 ~w~c a O 00 I--` ~ r ~ V ~iONVI ~ N O VOWO~ ~L N O O o ~°n WNAV -i ~ 'O 'O p O7 ~ ~ O [D ~ N v, W ~- T ~r0 3 ~~ -=n ~ r fD ~ p~j ~ O ~ {y OWT~ON V1 C ~ d ~ O C O N ~", ~ NN~-+ N lD N N r U'i 00 1--` ao ~-- ~ v in ~rNi V~im.- 3 O W O~ ~O N -I D W NNN C `+AVOW ~L N O tNnWrA -i ~ C ~ Nrr 01~ON Vl T NNr vowm cn W r W N N I-` f+ 1-` r W N O O O N D 3 4 y~~; ,'4,, ,-~, a_ YELM WGSMINGTON June 21, 2005 Tahoma Terra LLC 4200 6th Ave SE Suite 301 Lacey, WA 98503 City of Yelm Community Development Department 105 Yelm Avenue West P O Box 479 Yelm, WA 98597 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 mayor pumping station, has Beaded 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 m 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, ames Gibson Development Review Engineer C Tim Peterson, Public Works Director Grant Beck, Community Development Director (360) 458 8438 (360) 458 3194 FAX www ci yelm w¢ us ®~,~~T~p~ City of Yelm ~' `~ Communtty Development Department ,~,.. ~ - 105 Yelm Avenue West P O Box 479 ~~ YELM Yelm, WA 98597 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) 458 3835 (360) 458 3144 FAX www ca yelm wa us ' o~,~~ T~p~ City o f Yelm _ ;,. ~' ~' Community Development Department 105 Yelm Avenue West -, P O Box 479 YELM Yelm, WA 98597 WASHINGTON NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE Monday, July 11, 2005, 9 00 A M PLACE City Council Chambers, City Hali 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 heanng to receive comments on the proposals The Hearing Examiner will make a decision on the matter within 10 days after the heanng Testimony may be given at the hearings or through any written comments Comments must be received by the close of the public hearing Such wntten comments may be submitted to the City of Yelm at the address shown above or mailed to City of Yelm PO Box 479, Yeim 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 J 1 j-~ ` / Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisquaily Valley News Friday June 24 2005 Posted in Public Areas Friday, June 24, 2005 ~,~~ T~ ~' ,a ~_.,G ~-~fa ~~ ~~ ~'' YELM WASHINGTON ME~MORANl~ UM City of Yelm Community Development Department To Washington Department of Ecology Nisqually Tribal Council Agencies with Jurisdiction Affected Agencies i From Grant Beck, Director of Community Development,' C~ Date May 24, 2005 ~ Subs SEPA Threshold determination -Tahoma Terra Attached please find a mitigated determination of non-significance regarding Tahoma Terra, a proposes 220 acre nnaster rlanned Community located in Yelm The proposal includes between 880 and 1,200 dwelling units, a neighborhood commercial area, and parks and open space In addition to the environmental checklist, the following environmental information was included in the threshold determination / Expanded Environmental Checklist, March 2005, SCA Consulting Group / Updated Wetlands Analysis, March 2005, The Coot Company / Preliminary Drainage and Erosion Control Report, March 2005, SCA Consulting Group / Transportation Impact Analysis, February 2005, Transportation Engineering NW The City has adopted the following environmental documents as part of the threshold determination / Final Environmental Impact Statement, January 1995, City of Yelm Comprehensive Plan and Joint Plan with Thurston County / Final Environmental Impact Statement, March 1993, Southwest Yelm Annexation / Addendum to the Final Environmental Impact Statement for the Southwest Yelm Annexation, July 1994, Thurston Highlands Master Plan Application / Environmental Checklist and Mitigated Determination of Non-Significance, September 1999, Prairie View Master Plan / Cntical Areas Study, December 1997, IES Associates The referenced and adopted environmental documents may be viewed on the City of Yelm web site at www ci yelm wa us From the home page, go to the Community Development Department home and choose Tahoma Terra from the Agendas/Permits menu 9 M-t-gated Determ-nat-on of Non-S-gn-ficance File Number MPD-05-0067-YL Proponent Tahoma Terra, LLC Description of Proposal The development of a Master Planned Community on 220 acres located in southwest Yelm The application includes • Conceptual Master Site Plan approval for the 220 acre parcel to include a range of housing types of between 880 and 1,200 residential units, a neighborhood commercial center, and a network of open space/recreation improvements • Final Master Site Plan approval for the portion of the site east of Thompson Creek The Final Master Site Plan includes approximately 216 residential lots, 18 townhouse units, a neighborhood commercial center with approximately 100,000 square feet of gross floor area, and a portion of the community park • Preliminary subdivision of 89 residential lots within the Final Master Site Plan area Location of the Proposal I he I ahoma I errs Master Flan is located in the western portion of the City of Yelm, near the Nisqually Valley Golf Course and in an area known as the Southwest Yelm Annexation area Section/Township/Range The Southwest '/4 of Section 24, and the East '/z of the Southeast'/4 of Section 23, Township 17 North, Range 2 East, W M Threshold Determination The City of Yeim as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment Therefore, an Environmental Impact Statement (EIS) will not be required under Section 43 21 C 030 (2)(c) RCW This decision was made after review of a completed environmental checklist and other information on file with the lead agency This information is available to the public on request Conditions/Mitigating Measures See Attachment A Lead agency City of Yelm Responsible Official Grant Beck, Community Development Director Date of Issue May 24, 2005 Co t Deadline June 10, 2005 Appeal De Tine - ne 17, 2005 ~- ~ ~ ~ /` - I ~ Grant B ck, Community Development Director This Mitigated Determination of Non-Significance (MDNS) is issued pursuant to Section 197 11-340 (2) WAC Comments must be submitted to Grant Beck Community Development Department at City of Yelm 105 Yelm Avenue West P O Box 479 Yelm WA 98597 by June 10 2005 at 5 00 P M The City of Yelm will not act on this proposal prior to June 17 2005 at 5 00 P M You may appeal this determination to the Yelm Hearing Examiner at above address by submitting a written appeal no later than June 17 2005 at 5 00 P M You should be prepared to make specific factual objections Contact Grant Beck Community Development Director to learn more about the procedures for SEPA appeals This MDNS is not a permit and does not by itself constitute project approval The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan Zoning Code (Title 17 YMC) Critical Areas Code (Chapter 14 08 YMC) Stormwater Drainage Design and Erosion Control Manual International Building Code Critical Areas Regulations (Title 14 YMC) Road Design Standards Platting and Subdivision Code (Title 16 YMC) and the Shoreline Master Program DO NOT PUBLISH BELOW THIS LINE Published Nisqually Valley News May 27 2005 Posted in public areas May 24 2005 Copies to All agencies/citizens on SEPA mailing list and adjacent property owners Dept of Ecology w/checklist Attachment A M-t-gated Determ-nat-on of Non-S-gn-ficance MPD-05-0067-YL F-ndmgs of Fact 1 This Mitigated Determination of Non-Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the applicant's environmental documents In addition, per WAC 197-11-754, the following documents are directly applicable to the subject proposal and are hereby adopted by reference / Final Environmental Impact Statement, January 1995, City of Yelm Comprehensive Plan and Joint Plan with Thurston County / Final Environmental Impact Statement, March 1993, Southwest Yelm Annexation / Addendum to the Final Environmental Impact Statement for the Southwest Yelm Annexation, July 1994, Thurston Highlands Master Plan Application / Environmental Checklist and Mitigated Determination of Non-Significance, September 1999, Prairie View Master Plan / Critical Areas Study, December 1997, IES Associates Environmental documents submitted as part of the application include / Expanded Environmental Checklist, March 2005, SCA Consulting Group / Updated Wetlands Analysis, March 2005, The Coot Company / Preliminary Drainage and Erosion Control Report, March 2005, SCA Consulting Group / Transportation Impact Analysis, February 2005, Transportation Engineering NW 2 The environmental documents indicate that the property is composed of soils and substrates that are suitable for building and for stormwater infiltration These soils will be managed on-site to provide a source of base material needed for roadway and building construction Approximately 250,000 cubic yards of material has been identified that will be screened and processed to balance the earthwork needs on the site Potential geologic hazard areas located on the site will be protected through the requirement of a geotechnical report prior to final Master Site Plan approval which only allows activities which will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions, will not adversely impact other critical areas, and are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than pre-development conditions, and are certified as safe as designed by a qualified engineer or geologist 3 There is no indication in any of the environmental documents that there will be r any potential long term significant impacts to air quality from the proposed development Short term impacts will be related to heavy equipment exhaust and dust generated from grading and rock processing activities The use of best management practices for air control will be required 4 The City of Yelm's Critical Areas Code requires the identification and protection of surface and ground waters The project proposal is on the site of the former Dragt Family Dairy that was an active dairy farm for many years and which ceased operation in 1993 The environmental documents indicate that surface waters have been identified on the site and include Thompson Creek, a seasonal Type 5 stream, and wetlands associated with this stream The former and ongoing agricultural activities have caused degradation to the site's surface water systems and an enhancement plan has been prepared to improve the described surface waters and the wetland functions and values 5 The City of Yeim is identified as a Critical Aquifer Recharge Area, a designated environmentally sensitive area Potential impacts to groundwater quality and quantity will be mitigated through the implementation of standards that are technically equivalent to the Department of Ecology stormwater manual as adopted by the City of Yelm The City has adopted the Department of Ecology Drainage Design Manual, which requires that stormwater generated from roadways and parking facilities be treated for oils, sediments, and heavy metals before infiltration The neighborhood commercial element of the Master Pian allows uses that could potentially generate hazardous materials and/or fats, oil, and greases Existing regulations require grease interceptors and hazardous material containment facilities where appropriate 6 The environmental documents indicate that there are some plant/animal priority species and habitats in the vicinity of the project site The predominant Oak Woodland and Shore Pine plant communities are located along the Thompson Creek corridor and associated wetlands, which are areas being enhanced for open space preservation The animal species have been determined to only frequent the area for occasional feeding and do not use the site for breeding or nesting The project proposal is not expected to have a significant impact on priority plant or animal species and habitats 7 The environmental documents do not identify any potential significant impact related to the use of energy or natural resources not typical of an urban development 8 The environmental checklist indicates temporary noise and dust would be generated from construction vehicles throughout the construction phases of this project Construction related activity shall comply with all current State and local statutes and best management practices Attachment A MDNS (MPD-05-0067-YL) Page 2 of 6 9 The environmental checklist indicates that roadways and pedestrian paths will be lit to provide safe driving and walking conditions The expected light is not anticipated to exceed typical urban standards and therefore, is not expected to have a significant impact on surrounding areas 10 The addition of up to 1,200 new residential units will create additional demand on the City's parks and recreational amenities The proposed master plan will be required to provide recreational opportunities for the residents of the City of Yelm Improvements generally include but are not limited to soccer fields, play structures, seating areas, picnic tables, restroom facilities, rock wall, bike paths, foot paths and an open water boardwalk 11 The environmental documents have not identified any areas of historical or cultural significance Research of the City's historic resources (1935 aerial photograph, 1918 map of the Yelm Irrigation District and Thurston County's map of Historic places, and the database of historic properties maintained by the Thurston Regional Planning Council) did not reveal any structures or locations on the subJect site that have any historic or cultural significance 12 The traffic impact analysis (TIA) submitted as part of the application indicates that upon full build out, the protect could potentially generate between 13,300 - 15,300 vehicle trips per day, with a minimum PM peak of 1,400 vehicles per hour The TIA indicates that, with average growth The proposal will have a significant adverse impact on specific road corridors and traffic movements at various intersections in the City, including Longmire Street and Berry Valley Road The proposal will lower the level of service and increase wait times at the intersection of 1st Avenue (SR-507) and Mosman Avenue, 1st Avenue (SR-507) and Yelm Avenue (SR-510) and other intersections along Yelm Avenue The TIA proposed specific mitigation measures for many of the identified impacts and has outlined the necessary improvements tied to specific development phases of the project 13 The environmental checklist indicates that the proposal will require police and fire protection The Yelm Police Department provides police services to all City residents and businesses The construction of Tahoma Terra will create additional demand on the Yelm Police Department The Yelm Police Department is currently located in a facility that is substandard and beyond its useful life The Yelm Capital Facilities Plan identifies a need to replace this facility SE Thurston Fire/EMS provides Fire and Basic Life Support services to City of Yelm residents and businesses The Tahoma Terra protect will create additional demand on the Yelm Fire District 14 Impacts to fire protection services will be mitigated through the provision of fire Attachment A MDNS (MPD-05-0067-YL) Page 3 of 6 flow and emergency vehicle access, and structures which will be built to current building and fire codes 15 The City of Yelm has adopted comprehensive Water and Sewer System Plans and a Reclaimed Water Facilities Plan to guide orderly extension of the City's infrastructure improvements These system plans anticipated the build out of the southwest Yelm annexation area Upgrades and extension of these utilities, consistent with the adopted system plans, will be necessary to provide adequate levels of water and sewer service to the subject site 16 The Environmental Impact Statement for the southwest Yelm annexation indicated that development within the annexation area, Including the subject property, would be required to provide water rights to the City sufficient to serve the subsequent development of the properties The property has recorded water rights that the applicant Intends to transfer to the Clty of Yelm to provide for the development of the property The prnpart~ hac hrran accaccari thrnii~h tha ('it~i'c ca~niar Inral im~rrniamant district, which Includes a commitment by the Clty to provide water and sewer service for no more than 89 single family residential units prior to any water rights transfer if the Washington Department of Ecology does not approve a transfer of water rights, or the transfer does not Include sufficient water to serve the proposed development, final subdivision approval of any phase beyond the 89 lots could not be approved 17 The Clty of Yelm has adopted a concurrency management system as required by the Growth Management Act Chapter 15 40 YMC (concurrency Management) is designed to ensure that the improvements required to support development are available at the time of development A concurrency determination may be issued for a proposal as it relates to transportation Issues when the development provides on-site frontage improvements, the project makes off-site Improvements as necessary to provide for the safe movement of traffic, and the project makes a contribution to projects Identified in the six year transportation improvement program In the form of a Transportation Facilities Charge The Growth Management Act at Section 36 70 070 (6)(b) RCW states that a finding of concurrency can be Issued when required Improvements are In place at the time of development or that a financial commitment is In place to complete the Improvements or strategies within six years 18 This threshold determination and adoption of previous environmental documents will be used for all future development permits and approvals within the Conceptual Master Slte Plan of Tahoma Terra provided that those permits and approvals are consistent with the application and approval for the Conceptual Master Slte Plan Attachment A MDNS (MPD-05-0067-YL) Page 4 of 6 M~t~gat~on Measures 1 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) / Pnor 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 / Pn~r to the annrnval ~f anv dPVPi~nment Hermit (mcludina a final subdivisionl which includes the 513th peak P M tnp generated from the project, construction of the Killion Road Boulevard extension from the property to Yelm Avenue West (SR-510) along with the realignment of Killion Road, a traffic signal, and left turn lanes on all four legs of the intersection with sufficient storage to serve the anticipated traffic volumes generated by the project / Prior to the approval of any development permit (including a final subdivision) which includes the 1,100th peak P M trip generated from the project, reconstruct Mosman Avenue to modified collector standards from Longmire Street to 1st Avenue (SR-507) and the Mosman Avenue/1st Avenue intersection to include realignment and a center left-turn lane on 1st Avenue (SR-507) with sufficient storage to serve the anticipated traffic volumes generated by the project / Prior to the approval of any development permit (including a final subdivision) which includes the 1,301 st peak P M trip generated from the project, define and construct the Mosman Avenue connector between Longmire Street and Solberg Street OR, continue the Boulevard to SR 507 through the Thurston Highlands property Plans for approval of all transportation improvements associated with Yelm Avenue (SR 510) and 1st Avenue (SR 507) shall be submitted to the Washington Department of Transportation and the City of Yelm for review and approval and all required improvements shall be constructed by the applicant pursuant to approved plans, and inspected and approved by the City of Yelm and Washington Department of Transportation 3 To mitigate previous impacts from agricultural activities to surface waters, plant Attachment A MDNS (MPD-05-0067-YL) Page 5 of 6 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 Yeim sufficient to serve the proposed use within that area of the final master site plan and the first 89 lots The conveyance shall be made to the City through a water rights agreement between Tahoma Terra, LLC and the City of Yelm This condition is not applicable if the City obtains water rights through the Department of Ecology which are sufficient to serve the projected density of the City, its urban growth area, and the subject property 6 Prior to disturbance of any identified geologic hazard area, the applicant shall submit to the City of Yelm Community Development Department a geotechnical report that identifies established best management practices for all activity within the geologic hazard areas and only allows activities which / will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions, / will not adversely impact other critical areas, / are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than pre-development conditions, / are certified as safe as designed by a qualified engineer or geologist 7 Prior to building permit issuance, the applicant shall enter into a mitigation agreement with the City of Yelm which includes a mitigation fee toward the replacement of a police station required to be expanded in order to serve the proposed development 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 Attachment A MDNS (MPD-05-0067-YL) Page 6 of 6 ~-- ~r /S~ ~ cs~ S ~ ~. ~ 'r r, COMMENTS RE, TAHOMA TERRA MASTERPLAN APPLICATION ' ~OOs I live at 15030 Longmire St Se ,and as much as I dislike the idea, I'm realistic enough to know that change is inevitable Obviously, a project of this size is a huge change for the surrounding neighborhood, and I have several concerns The Traffic Impact Study states that with the completion of Phase 1 and 2, 5100 daily trips are anticipated, compared to the current 490 ADT It also states that for the first two phases, primary vehicular access is proposed along Longmire, with no access along Berry Valley Currently, (with 490 ADT) the only way you can turn left onto Yelm Ave from Longmire in the early AM, when the high school is m session, is if someone is kind enough to stop traffic and let you enter the road This gives the LOS an E rating, with F being the highest rating Adding 4610 ADT would probably bump us to a Q ratmg~ Not only is rt frustrating to deal with the current traffic problems, rt is a mayor safety issue with multiple "near misses" as motonsts dart m front of oncoming traffic to make a turn Multiply that by the anticipated increase m traffic, and I feel we would have a deadly situation on our hands 2 A left hand turn lane on Yelm Ave is a great idea, but rt would only benefit traffic going North and South, It would do nothing to improve traffic from side roads, because the above mentioned problems would still exist You'd still have to turn m front of oncoming traffic to get into the turn lane 3 According to the maps provided m the apphcahon, the bulk of the buildout m Phase 1 will be along Berry Valley Road It also states on page 26 of the Traffic Impact Study, that consideration is being given to installing a temporary barricade within the development to discourage use of Berry Valley Road Realistically, people will still use Berry Valley (to get off of Yelm Highway sooner) and then turn down Durant Road to get to the Longmire entrance Durant is basically a one lane road that does not accommodate two cars at the same time This also presents a mayor safety issue 4 Building Tahoma Blvd /Kilhon interchange at the onset of the project seems to be a more rational approach than the one proposed, because rt would eliminate many of the traffic and safety concerns I urge you to seriously consider this option Thanks you for giving con~sid~eration to my concerns Mary Lo~ Clemens ~~- 15030 Longmire St SE Yelm WA 98597 WASHINGTON STATE DEPARTMENTOF Natural Resources DOUG SUTHERLAND Commissioner of Public Lands June 2, 2005 Grant Beck City of Yelm Community Development Department PO Box 479 Yelm, WA 98597 Dear Mr Grant ~~~~~ r ` ~~S Thank you for the opportunity to comment on the Mitigated Determination of Non- Sigmficance (MDNS) for the Tahoma Terra LLC proposal (MPD-OS-0067-YL) It is our understanding that the proposal involves a Master Planned Community on 220-acres The project is located m a portion of Section 23 & 24, Township 17 North, Range 1 East, within the city hmrts of Yelm We have reviewed the Environmental Checklist and have the following initial comment In looking through the MDNS, the applicant mentions that trees have been previously harvested It also seems to imply that there are additional trees to be removed If trees will be removed/harvested as part of the proposal, a Forest Practices Application (FPA) will be required (RCW 76 09 & WAC 222) The FPA will need to meet the requirements of the Forest Practices Act and rts rules The FPA and appropriate forms can be obtained through our Pacific Cascade Region office m Castle Rock If you have questions regarding this letter, please contact us at our Pacific Cascade Region office Sincerely, i ~ ~~ Rex J apala Forest Practices Coordinator Kris Knutzen, Forest Practices Forester Julie Sackett Forest Practices District Manager SEPA Center File #City of Yelm -Tahoma Terra rf PACIFIC CASCADE REGION 1 601 BOND RD 1 PO BOX 280 1 CASTLE ROCK WA 98611 0280 TEL (360) 577 2025 1 FAX (360) 274 4196 1 TTY (360) 577 2025 Equal Opportunity Employer RECYCLED PAPER i'~j1 ~~F, STATE Off, o b ~ w ~ ~ J, n$ r ~ ~~'~ 1889 ~ Y STATE OF WASHINGTON DEPARTMENT OF ECOLOGY PO Box 47775 • Olympia, Washington 98504 7775 • (360) 407 6300 June 9, 2005 Mr Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, WA 985y7 Dear Mr Beck Your address f~ ~f ~ Is in the ~ ,--_ V -~,'~ i r watershed `Y~ ~-~,.~a..- iR~~°~9'~f;~~ JUN 13 2005 Thank you for the opportunity to comment on the mitigated determination of nonsigmficance for the Tahoma Terra Master Planned Community Development project (File No MPD-OS-0067-YL) located near the Nisqually Valley Golf Course and m an area known as the Southwest Yelm Annexation area as proposed by Tahoma Terra, LLC We reviewed the environmental checklist and have the following comments FLOODPLAINS Kevin Farrell (360) 407-7253 The project proponent must comply with the Yelm Floodplam Ordinance for any development, mcludmg grading, that takes place within the regulated 100-year floodplam WETLANDS Gretchen Lux (360) 407-6221 Based on the information contained m the checklist, rt appears that wetlands are present on the project site In addition, the checklist indicates that the wetland will be bisected by road construction disturbing both the wetland and the wetland buffers Any adverse impacts to wetlands on the site should be minimized to the fullest extent possible and any unavoidable impacts should be adequately mitigated The applicant is responsible for notifying the U S Army Corps of Engineers if their project involves impacts to wetlands and to request a~unsdictional determination regarding these wetlands The Corps will determine whether the wetlands are m their ~unsdiction or isolated, if the proposal can be approved under a Nationwide Permit, and what compensatory mitigation is necessary for the wetland fill The Department of Ecology is responsible for admmistenng the State Water Pollution Control Act (RCW 90 48), as well as certifying some Corps permits under Section 401 of the Federal Clean Water Act If the Corps approves a Nationwide Permit, Ecology will also review the proposal to determine whether the project complies with the State's Nationwide Permit conditions While the U S Army Corps of Engineers no longer has regulatory oversight of isolated wetlands that do not have an interstate commerce connection, isolated wetlands m Washington are still subject to regulation under State law Under this State law, wetlands are "waters of the state" mcludmg wetlands considered "isolated" by the U S Army Corps of Engineers Discharges to waters of the state, mcludmg the placement of fill m a wetland, are regulated by Ecology Projects that will have impacts to isolated wetlands, as determined by the Corps, need to obtain an administrative order from the Ecology If the 8 ~~~ June 9, 2005 Page 2 Corps determines the wetland on this project site is "isolated" then the applicant should contact Lon Ochoa, Southwest Regional Office Wetlands Specialist, at (360) 407-7391 or loch461(r~ec~gov for further information If you have any questions or would like to respond to these comments please contact the appropriate reviewing staff fisted above Department of Ecology Southwest Regional Office (AW OS-4117) cc Kevin Farrell, SEA Gretchen Lux, SEA Lori Ochoa, SEA Steven Chamberlam/Doug Bloom, Tahoma Terra, LLC (Contacts/Applicant) `~~ sTarE o~ ~~ ~ 0 Q ~ s ~ 2 0 9~ rase s STATE OF WASHINGTON DEPARTMENT OF ECOLOGY PO Box 47775 • Olympra, Washrngton 98504 7775 • (3bOJ 407 6300 January 4, 2007 Iahoma Terza, LLC 4200 6th Avenue SE, Suite 301 Lacey, Washington 98503 Dean Applicant RE U S Army Corps of Engineers Reference #200501126 Nationwide Permit #39 for Tahoma Terra Master Planned Communrty, Thompson Creek, Yelm, Thurston County, Washington Ilus letter is to confirm that the above-referenced protect will not require an individual water quality certification or Coastal Zone Management consistency determination from the Department of Ecology Your project does not meet our criteria for requiring an individual certification under Nationwide Permit #39 Please note that this letter does not exempt the applicant from compliance with other requirements of federal, state, and local agencies Please contact me if you have any questions regarding this letter at (360) 407-7391 or e-mail rco1461 ~ecy wa gov Sincerely, ~ I Rands Redick >~ederal Permit Manager Shorelands and Environrriental Assistance Program RR do cc Jim Green, U S Army Corps of Engineers Robert Droll, Landscape Aichrtect, PS `~~' ~~~ YELM COI~'IlVIUNITY SCHOOLS Where all students can learn and grow Erlm~ Blrkland Director of Facllltles Apri14, 2005 Mr Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, Washington 98597 RE MPD-05-0067-YL &SUB-05-0068-YL Tahoma Terra Dear Mr Grant Yelm Community Schools requires mitigation agreements for all subdivisions Please include the mitigation provision as part of the SEPA requirements Should you have any questions please call me at 458-6128 Sincerely, ~' \ lirfg Bir and 1 Facilities Director Yelm Community Schools ~~~L, ~~R~~~ APR ~ 6 ~Q~S YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS 107 First Street North P O Box 476 Yelm Washington 98597 (360) 458 6128 FAX (360) 458 6434 4/15/05 ~ v~-~ Doug Bloom ~ ~ - ~ ~~' ~' ~~ ~, Rainier General Development, Inc APR ~ " ZODS P O Box 627 Rainier, WA 98576 As a resident of Longmire Street, S E , I have many concerns for my family and neighbors Some stem from our current living status and others from documentation found in the Tahoma Terra proposal I would greatly appreciate your time taken to address these concerns 1 Currently, rt is an exceptional challenge attempting to enter State Route 510 at the Longmire Street intersection with the existing traffic conditions Increasing the average daily traffic volume to 4,800 is inconceivable This would be a safety issue I realize there are future plans (not until phase 2) to add a turn lane on State Route 510, yet I see no calculated proof that a turn lane will correct this disaster Current and future residents need a sensible, effective plan completed pnor to the addition of new residents to Tahoma Terra 2 The Tahoma Terra proposal states that the Killion Street extension/TahomaBouievard will be the main entrance and exit for the development Therefore, the boulevard project should be completed pnor to the addition of new Tahoma Terra residents Logically, this would be placing the horse m front of the cart Will this be done 3 According to the Transportation Impact Study m the Tahoma Terra proposal (p 26), the primary vehicular access for Phases 1 and 2 would occur on Longmire Street It has been proposed to restrict or bamcade the Berry Valley Road entrance which is the main enterance to Tahoma Terra I cannot see the logic m bamcading the main entrance and forcing drivers to use a back entrance Drivers w11I cut north on Durant Street, currently a one Lane road m no condition to accommodate an extreme increase m traffic I am currently personal testimony to this Thus, another safety hazard has been created This concern supports concerns #1 and #2, stated above 4 The Transportation Impact Study portion of the Tahoma Terra proposal states Longmire Street will be built in two phases It appears inefficient to pave a road only to tear rt up a year later and pave rt again My proposal is to get the fob done correctly the first time, saving time and money as well as minimizing inconveniences of current Longmire residents 5 Is there a~ustifiable need for two 10 ft utility easements, one on each side of Longmire Streets I would like to know where the utility equipment will be placed I would think Tahoma Terra would have reserved a plot area to put any sewer pump systems, cable boxes, electrical sub stations, etc 6 According to records, property was taken to form an easement for power lines, thus creating Longmire Street Will that be taken in consideration when placing roads? 7 There is concern about widening Longmire Street and increasing the average daily traffic volume to 4,330 daily vehicle trips, endangering neighborhood wells with excessive pil run-off and other road debris These wells were dulled at the expense of the residents and are a free and clear, sole water supply for these residents How will these residents be accommodated +~ x } i 4 r r °~ d !f q r ~{ •,. , ~ ~ a .t ~ T v } + F F 1 rd -s~7 A P .+ ~ ~~ j 4 1 i V F Y 4 d } r 1 c } { rF ~ > T i ~ 1 6 1 { T ~ r ` ,/ t 6 r + d 3 8 Although this next issue is not a safety issue and therefore may not concern you, rt may be the most important concern I have, and I believe it is human consideration to understand the impact this development will make an Longmire Street residents The long term residents who chose to live here, on Longmire Street, made this place their home because each valued the peaceful quality of life the area offered My family personally has only 3 residents living down the street (west) from us We chose to make our home and raise our family ~n a low traffic area Although the Transportation Impact Study portion of the Tahoma Terra proposal states there is currently the average daily traffic volume of 490 taps on Longmlre Street, I can tell you that this study has not been conducted at our end of the street The projected average daily traffic volume of 4,800 trips daily will nearly turn Longmire Street into a freeway I believe the preservation of our selected quality of life style should be considered Thank you for your time m addressing these concerns Please respond to these concerns m wrrtmg I look forward in meeting with you m the estimated 4-6 weeks, as stated in our meeting the rnornmg of Apnl l3~ Smcer y Janet nlow 15037 Longmire St S E Yelm, WA 98597 (360) 458-8169 cc Crty of Yelm, Grant Beck k~ ~ r 9~ '~. e ~ i y~e r ,U~~OS Mr Grant Beck Community Development Department P O Box 479 Yelm, WA 98597 Land Use Case # MPD-OS-0067-YL and SUB-OS-0068-YL Dear Mr Beck This letter ~ m response to the developmental units Berry Valley Road I live at 14848 Berry Valley Road My residence and land is located duectly across the street from the proposed developmental unit My concern with ties development is children trespassing on my property to have a direct route to Yelm High School I would hope that the Tahoma Terra project would include appropriate sidewalks that will run from Berry Valley Road and include along Yelm Avenue SE so that chuldren have a walking path from the new development to the high school Not only am 1 concerned about children trespassing on my property, I am also concerned about children crossing Berry Valley Road v-nth no supervision Please place me on your electronic mailing hst so that I can keep abreast of future meetings and decisions Thank you for your tune and consideration Sincerely, Elaine Horsak 4 9 ~ ~. E N E ~"'I. 1~1 E 1PY BY 15105 Longmire St SE Yelm WA 98597 360 458-3888 Apnl11 2005 - ~~ ,p ~~ 'qio~, x° ,~~~~. Grant Beck ~ '~ " City of Yelm ~~ ~~oS P O Box 479 Yelm WA 98597 r~~ _ r i. Re Longmirg St SE (wider - no way) Dear Mr Beck °,~'- ,~ I am visiting relatives~n Canada and have dust been informed that any comments of the widening of Longmire St SE have to be in your office by Apnl 16 2005 I left Yelm on March 14 2005 and had no idea of this deadline I am cutting short my visit and will try to make it to Yelm before the end of your office hours on April 16 to hand deliver this message It also is being sent to you by regular mad from Canada ~`- ti ~' ~ This next part is word-of-mouth My understanding is that approximately 25' will be shaved from the front of my property This will cause the road to run along the side of my house (about 15' to 20' from it) I do understand that progress has to be made but why at my expenses Many developments have been built in the past 10 years without a change to the existing streets except where the road abuts the development Therefore if a development is going in, let the people who are making money from the development put in their own road and leave ours alone In case your reply is It can't be done' My reply is "It can be done " One solution would be to make the portion of these streets into one way traffic - a one way west on Berry Valley Road from Berry Valley Estates to the new development b one way south on Durant Rd and c one way east at the development on Longm-re St SE to Bevy Valley Estates d or have the traffic flow -n a reverse pattern the development could reta-n two way streets w~th-n -ts development This would leave the road open for the developers, the traffic passing the house would be one way This wouldn t decrease the traffic but the road would not have to be widened The cost at this time would be a few one way signs The roadways could be up for planning again when the Cullens Rd extension is finished n ~~ Elene H Newby ~,1L5't- Ned ~A`tlln 3y~sodWO~ W ~y b r' r a N V W N ,~ ''ti°.a "ei ~ ~ ~. ~ ~ _..---~ ~ ~ t ~ ~ ~.~_ ~ ~~~ L (ICI dl ~ `~s~ ~a~y~ptOH ~ ~~ n ~~~~ gsC ~ n ~~ a~ ~ ~ ~ ~ ~ ~ ~~ _ ~~~k ~3~~ ~ ~ ~ y ' ' ~ ~ ~~~~~ ~ sg~~ 5 ~$§8g ~ °~,~ ~ ,~~~i i 1 y' n~ ti .~ d ;$ 4 e~ s u ti E ~.. E ~I E I°l . 1~I E W BY 15105 Longmire St SE Yelm WA 98597 360 458-3888 Apnl11 2005 Grant Beck City of Yelm P O Box 479 Yelm WA 98597 Re Longmire St SE (wider - no way) Dear Mr Beck ~~~ Is~oos I am visiting relatives in Canada and have dust been informed that any comments of the widening of Longmire St SE have to be in your office by April 16 2005 I left Yelm on March 14, 2005 and had no idea of this deadline I am cutting short my visit and will try to make it to Yelm before the end of your office hours on Apnl 16 to hand deliver this message It also is being sent to you by regular mail from Canada This next part is word-of-mouth My understanding is that approximately 25' will be shaved from the front of my property This will cause the road to run along the side of my house (about 15' to 20' from it) I do understand that progress has to be made but why at my expenses Many developments have been built in the past 10 years without a change to the existing streets except where the road abuts the development Therefore if a development is going in let the people who are making money from the development put in their own road and leave ours alone In case your reply is it can t be done My reply is "It can be done " One solution would be to make the portion of these streets into one way traffic - a one way west on Berry Valley Road from Berry Valley Estates to the new development b one way south on Durant Rd and c one way east at the development on Longm-re St SE to Berry Valley Estates d or have the traffic flow rn a reverse pattern the development could retarn two way streets w-th-n -ts development This would leave the road open for the developers, the traffic passing the house would be one way This wouldn t decrease the traffic but the road would not have to be widened The cost at this time would be a few "one way" signs The roadways could be up for planning again when the Cullens Rd extension is finished I ,~ l} Sincerely, lene H Newby J ~ ~ '1 r 1 i w=-=• 1 ~~ ~~~ L~ 3 ~ ~ s ~ d Sa ~ ~ ~'~ ~¢ ~~ ~~~~~~~f~ ~~~~~ ~ ~~ a ~~ t ~ ~ ` ~~~ ~1®s~s~~'~y~ 8 ~-i~+, ~ ,, ~--- = ~ ~ ~~ ~ o ~ ~ ~ ~ ~ i'~ r ~ ~~~~ ~ i~ ~ I i ~ ~ ~ 1 W t^ {~ r` T r e N V N! U3 ~c a ~ ~g,~ & ~d~~~ tl~e ~`g~~ c ~~~ ~ ~ ~~~ ~~~~~ o gyp ,a ~g ~~~ '` es~x ~~~~ ffim z u ~'-as o ~~a~~~ ~~~~ ~ ~~' o ~a ~~n ~'~~~ Z ~aa ~ o ~~~ ~~~a8~~ ~~~~ O Pg o ° ~~ Y O a' iu e v' 0 ~ ~~ A ~5a a ~ ~~~ ~ ~~ ~~`s s ~~ ~~~ Q Y h~ Rego S~~ ~£ ~~~~ ~~ g6y~ ~ i l i ~ 1, 1 1 T ~~~ .~" a~~ ~ sea ~ S~~~n~ ay~~~ ~~ ~~sa~ ~~ ~~~~~ ~ 5~~~~~ ~~~~€~c ~3~uR t~s- a as~~ ~ C~~ o s~g v s$~~~~ ~ ~~. s:mg~& S ~`ys~ M ~ J °~ i ~ ..~, ~. I F R I~`~ ~ \ '1 u ~ \ ~ ~ \ ~ ,~ \ _~. ~~ ` ~ ~ ~ ~ ~ COUNTY COMMISSIONERS THURSTON COUNTY SINCE 1852 ;, Cathy Wolfe Dlstnct One Diane Oberquell Dtstrtct Two Robert N Macleod Dtstrtct Three ROADS & TRANSPORTATION SERVICES Apn17, 2005 Grant Beck City of Yelm P O Box 479 Yelm, WA 98597 Subject MPD-OS-0067-YL Tahoma Terra Master Plan County Tracking No 2005101509 Dear Mr Beck Lester Olson Director Thank you for the notice of apphcahon for the above referenced application I have reviewed the notice and visited your website, but was unable to locate the project information other than the listing of recent land use projects Please forward a copy of the traffic study to me for review Thurston County would like an opportunity to determine if there are any impacts to county transportation facilities and/or to recommend a scope of work for future project specific traffic studies If you have any questions can contact me at by phone at 357-2492 or by email at davissa~a co thurston wa us Sincerely, Scott Davis Development Review cc Dale Rancour PE, County Engineer Project File SD kb\\\TCBLDGID\VOLI\APPS\TRACK\AMANDADOCS\DOCHOLD\11182521099 DOC Building #1, 2000 Lakerldge Drive SW, Olym la, Washtn ton 98502 6045 360 357 2493 Fax 360 75 293 ~ g ( ) ( ) 4 9 Recycled Piper 63/17/2b05 1~ 16 360-493-2476 SCA C01lSIJLTIPJG GPOUP PAGE 62 4200 6th Avc SE, Lacey, WA 9 Jirn Gi~~un City of Yelm, Public Works Dept P O Box 479 Yelnn, WA 93597 RE Tahoma Terra - Onsile cleaning grubbing SCA #04104 Dear Jim Since we havc made formal application, wC hove also begun final engineering drawings for both Division 1 and related Dlv~s~on 2 on-site improvements We anticipate having plans ready to submit on or before the end of May 2005 In order to meet an aggrPSSiva development schedule, we will need to start some of site grubbing, demol~t~on and grading work prior to ut~f~ty rnstallat~on We respectively request the City's consideration on our request for an early grading permit by Play 1, 2005 We hope to have a grading and erosion control plan into you by the first week in April Should you have any questions please call me 360-493-6002 Youi s truly, Taho[i7a t el -' f~ rlain CC Doug Bloom (K /t~axC/pt/2004/oa104/corres/Gibson031705~ March 17, 2005 SCA COPISULTIPJG GROIJP PAGE 63 4200 6th Ave SE, Lacey, WA 9 March 17, 2005 Jim Gibson City of Yelm, Publ~c Works Dept P 0 Box 479 Yelm, WA 98597 RE Tahoma Terra - Offsite Improvements SCA #04104 Dear ]gym As a follow-up to our recent discus~~ons, Tahoma Terra, LLC respectfully reyue5t5 the Cltys consideration of our request to begin offslte utility and roadway Improvements to Longmlre Street We are currently working on construction drawings and plan to submit for Clty review and approval within the next 30-45 days When approved we would Ilke to start con<_,truction on or before June 1, 2005 Irrespective of the Division 1 approval status Please let me knq~ at your earliest convenience of the City's dec151on on this request _ //~ Yours truly, tevei-,~,Ch~rr6erlaln err-be ` Jf'~~ C'L~'' Doug Bloom (K !tc xt/pf/2o04/04104/corre~/G~bson031G0~) 63/17/2665 13 16 366-493-2476 Tahoma Terra LLC Doug Bloom & Steve Chamberlain 4200 6th Ave SE, Suite 301 Lacey, WA 98503 RE Certificates of water availability for Tahoma Terra Master Planned Community Dear Doug & Steve Thi~~ letter serves as an update on the status of the city's ability to issue certificates of water availability for the Tahoma Terra Master Planned Community Suk~~ect to approval of the Conceptual and Final Master Site Plans for Tahoma Terra and preliminary subdivision approval of Phase 1, the City of Yelm stands ready to issue 89 equivalent residential units of water availability certificates Issuance of certificates of water availability for Phase 2 proposed for an additional 143 units, is subject to the water rights transfer currently underway between the City and Tahoma Terra As you know we have an excellent water nghts team assembled that is currently working on the transfer, and I am confident that within 12 months the Department of Ecology will have approved the transfer to accommodate the entire Phase 2 area In addition, the comprehensive analysis that is underway, shows that a successful transfer would include enough water to cover a portion of the units in Phases 3 - 8 For phases beyond those covered by the water rights transfer currently in process, the City of 1~'elm is working on a regional level to acquire sufficient water rights to cover the entire Yelrn Urban Growth Area for the next 10 + years These nghts, when available, will provide sufficient capacity for the full buildout of the Tahoma Terra Master Planned Community If you have any questions, please feel free to contact me at 360-458-8405 or at shelivb(a~ci velm wa us Sincerely (/{ ~ r y~R ~A / ~ ~ ~ /r Shell A Bad er Y 9 City Administrator Cc Grant Beck Community Development Director, City of Yelm The City of Yelm is an Equal Oppo~tuntty Piovzder Page 1 of 1 Roberlta Allen From Jlm Gibson Sent Tuesday April 05 2005 3 22 PM To Roberta Allen Sub~ecit FW Tahoma Terra Please add this to the reading and master files Jim G~b;~on City of Yelm PO Box 479 Yelm WA 98597 PH 360 458 8438 FX 360 458 3144 ~Img@cl yelm wa us From Nancy Connell [mallto nconnell@scaconsultinggroup com] Sent Monday, April 04, 2005 3 55 PM To Jlm Gibson Subject Tahoma Terra Jlm~ Attached please find 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 Conne it Office Mana~fer SCA CONSULTING GROUP 4200 6th Avanue SE #301 Lacey WA 98503 www thescattroup com Phone 360 493 6002 Fax 360 493 2476 4/11/20C-5 April 4, 2005 Mr Jim Gibson City of Yelm Public Works Department P 0 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 Mr Jim Gibson April4 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 longterm 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) Community Development Department NOTICE OF APPLICATION Marled on April 1 2005 PROJIECT NAME AND LOCATION Tahoma Terra 14848 Longmire Street LANC- USE CASE MPD-05-0067-YL and SUB-05-0068-YL An application submitted by Tahoma Terra LLC 4200 6`n 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 Clty iao vciciliuilcu uic aNj~iiC,cluvil tv uc ~~IIINic~c VII ivlall.ll J I LVVJ TIIC d~.11.lIll.dllUll dIIU dlly ItlIdICU docurnents 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 PRO.IECT 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 this 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 Thurslton Highlands Master Planned Development Addi1 sonar 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 miinimum, 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 elects onic mailing list will also receive the following items when available or if applicable Environmental Threehold 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\0~ 0067 Tahoma Terra\NoLce of Appllcauon doc ,;~ PO Box 479 ~`YA.~~+ ~, ~~s ;~ .'~ Yelm, WA 98597 Y E LM TON 360-458-3835 JNINOZ / 3Sf1 ONVI NVId 2131SVW l`dfild30N00 `d212131 ~lWOH`dl swcT "i0 ,~ _ b --,r-- ~~ oe Y Y R Z (7 ~t eB"a Qo Eo ~ F ~~ ~_i$ a - a ~ ~ ~ ~/ I 0 I f r, i 8 i -- - I a r ,.~ s _ Ei s ~ 3 ~ ~ i o ="_' J i ~~}~ t i { 1~ ~I sl-__~~ f i£s F F ~ Q o ~ W G ° t' o W ~ ~ ~ 8 W ~ oe W ~ O I Y S h I ~ W ~s ~', X04 '['H~ A~ „~ .~ ~.~ ~,, Ya 1`~Iemorandum To SPRC C>!ty of Yelm Community Development Department P O Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Frnm RnhPrta Al1Pn Or~minictrot..ra Accictnr+t Date Aprtl 1, 2005 P'e MPD-OS-0067-YL and SUB-OS-0068-YL - Project Revtew Schedule for Tahoma Terra Attached ~s the appltcatton pacl.et for the above referenced project After your tntttal review of the mformatton sttbmttted tf you need add~ttonal information from the applicant please let me l.now as soon as possible Please see ttie SPR schedule for specifics on the review process steps 1 \SUB Full Plat Subdivision\0~ 0068 Tahoma Terra\Pro~ Rev Date Memo doc I ~~~f T~pQ~ City of Yelm ~' `` ~ `~ Community Development Department ~F•i `' = 105 Yelm Avenue West ~ ~ ~ - ~i` •~ r~ P O Box 479 YELM Yelm, WA 98597 WASHINGTON April 1, 2005 Steve Chamberlain Tahoma Terra, LLC 4200 6th Avenue SE, Suite 301 Lacey, WA 98503 Re MPD-05-0067-YL and SUB-05-0068-YL Dear Mr Chamberlain The Yelm Community Development Department has determined that the Tahoma Terra Masler 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 Nlarch 31, 2005 If you have any questions regarding this determination, please contact the Department at 3E~0 458 3538 or by stopping by City Hall during normal business hours j S cer ,- ~ /~' ,'~ ~ / ~, Gra'nt Beck, Director ~`---- Depl~rtment of Community Development (360) 458 3835 (360) 458 3144 FAX www cc yelm wa us s 4200 6`h Avenue SE, Suite 301 Lacey, Washington 98509 3485 a , ~ (360) 493 6002 L~~~® (360) 493-2476 FAX Consulting Group DATE March 31, 2005 LETTER OF TRANSMITTAL SEND TO Tami Merriman, Assistant Planner City of Yelm Community Development Department P O Box 479 Yelm, WA 98593 VIA I COPIES DATE DESCRIPTION SCA PROJECT NUMBER 04104 AGENCY PROJECT NUMBER PROJECT NAME Tahoma Terra Received MAR 3 0 2005 5 3/31/2005 Tahoma Terra Div 1 & 2 Site 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 ^ AS REQUESTED ^ APPROVED AS NOTED ^ RETURNED FOR CORRECTIONS 4200 6th Avenue SE, Suite 301 Lacey, Washington 98509 3485 1 1~~~ (360)493-6002 (360)493-2476 FAX onsulting Group DATE March 22, 2005 SEND TO City of Yelm Planning Attn Tammy VIA COPIES DATE DESCRIPTION ~~ ~ ~ ~~ '~ ~qR 2 ~°~ ?~45 SCA PROJECT NUMBER 04104 AGENCY PROJECT NUMBER PROJECT NAME Tahoma Terra 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 J Danilowicz/nit LETTER OF TRANSMITTAL cc _ __ __ /, IJ 4200 Sixth Ave SE Suite 301 Lacey WA 98503 (360} 493 6002 (360)493 2476 Fax sca@scaconsultmggroup com www thescagroup com March 18, 2005 Mr Grant Beck, Director City of Yelm Community Development PO Box 479 ~ Yelm, WA 98597 RE TAHOMA TERRA SCA #04104 , Received MAR E fl 2005 Dear Grant ' 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 COI~ISULTING GROUP ~~ a ' Steve'p't!r"Chamberlain, P E 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 1 r ;~--~ MORE HOUSE LE55 MONEY APR 0 7 1005 Apn16, 2005 Nlr Grant Beck Community Development Director City of Yelm 1~D5 Yelm Avenue West Yelm, WA 98597 RE Tahoma Terra Meetmg, Apn11, 2005 Dear Grant (?ur thanks to you and your staff for meetmg with us last Friday to discuss the Tahoma ']Cerra project The purpose of this letter is simply to restate what was discussed at the meetmg Followmg is a summary of my notes from the meetmg mcludmg estimated dates, action items, and issue status updates Please let me know if my recollections are incomplete or maccurate • Water rights -Shelly Badger gave an update on the water rights transfer application She mdicated that the city has met with the State Department of Ecology on the pending apphcahon The city will serve as the applicant and will submit the apphcahon on behalf of Tahoma Terra directly to the DOE She anticipates that the application will be submitted by April 15, 2005 DOE would not give an estimate of how long it will take to process the application, but will communicate progress with the city durmg rts review • Plat application -Grant summarized the process with an estimated tunelme The city issued a notice of complete apphcahon on April 1, 2005 The city will review three applications concurrently They mclude the conceptual master plan apphcahon for Phases 1 through 8, a fmal master plan apphcahon for Phases 1 and 2, and a prehmmary plat apphcahon for Phase 1 The conceptual master plan apphcahon is subject to approval by the city council The mihal environmental review will begm the week of April 11, 2005 The environmental review will rely on the two existing Environmental Tmpact Statements, as well as oi, an additional critical review of the onguial cnhcal areas reports provided by Tahoma Terra LLC Subject to unknown concerns raised during the review and public comment period, 1110 1121h Avenue NE Suite 300 • PO Box 130 • Be~~y~~ ~//~ 98009 0130 • Tel 425 455 2900 • Fax 425 646 8363 www quadranthomes com Q Grant anticipates a Mitigated Determination of Non-Significance to be issued by the end of Apr112005 Based on this timelme, a public hearing for Phase 1 could be held by the end of June 2005 with prelunmary approval issued around the end of July Workmg with Jim Gibson, Development Services Engmeer, Tahoma Terra LLC intends to submit engmeermg drawmgs for review by the city upon the issuance of the SEPA determmation It is anticipated that construction of Phase 1 could begin m August 2005 The fmal master plan application for Phases 3 through 8, and prelimmary plat applications for Phases 2 through 8 would be submitted on a schedule to be detexmmed by Tahoma Terra LLC and Quadrant Homes Final master plan approval by the city council will mclude approval of housmg density, street system layout, development standards, and prelunmary site plan layout Prelunmary plat applications for each phase will provide detailed site plans consistent with the approved master plan • Killion Road Construction -Jim Gibson presented an update on this process Jim will meet tumid-April with the attorney advismg the city on the bond process to establish hmmg and format of the LID Engmeermg on the protect is set to begm immediately m order to develop a protect budget This work will be done under a three party agreement comprised of the city, Tahoma Terra LLC, and the engmeermg firm It is anticipated that design work will be completed by year end 2005 and that the road will be constructed m early 2006 The city would like to see the benefited area expanded to mclude the improvement of Killion Road north of Yelm Avenue The project will mclude the installation of a traffic signal at the Killion Road/Yelm Avenue mtersection This will entail involvement from the State DOT However, this signal has been identified m the city's transportation plan • Model homes -Gary Carlson, Buildmg Official, commented on the proposal by Quadrant Homes to construct a model home complex m Phase 1 prior to plat recordmg Issues raised mcluded security and availability of fire flow Quadrant Homes will draft a proposal to address these concerns and will work with Tahoma Terra LLC and the city to resolve them Page 2~ of 3 0 A~;am, we thank you, Jun, Gary, Tami, and fog ward to working with you over the cc moves through the entrtlement and constru family homes Sincerely, Pete Nichols A55sistant Vice President -Land Acquisition Quadrant Homes Cc Doug Bloom Steve Chamberlain - Tahoma Terra Page 3 of 3 for meeting with our team We look months as the Tahoma Terra project phases and into the sale of new single