MPD-05-0495-YL Tahoma Terra Final MPC Phase II - Application~E~E~ ~E~
MAR 1 ~ Z006
H9 Clty of Yelm IB~teRi
°~~ File No
~„/„/~ , ~'~ Communtty Development Related File No(sl
Department ~'~y, /~
Y'EI.AR APPLICATION FOR ~~~~ --~ j-- Q ~~"" y
w° „ ~° ~~ PLANNED RESIDENTIAL
DEVELOPMENT ~ ~
OWNER NAME Tahc~ma m _rra, T,T.C Final Master Plan
Matitng Address 4200 6th Avenue SE, Suite 301
Ctty State and Zip Lacey, WA 98503
Telephone (360) 493-6002 EMAIL slc(~slcemail. com
3 /~~6-G
5`ignature Date Stgnature Date
I (We) affirm that alt answers statements and information contained to and submitted
with this appltcatton are complete and accurate to the best of my knowledge I also
affirm that I am the owner of the subject site or am duly authorized by the owner to act
with respect to this application Further I grant permission from the owner to any and
all employees and representatives of the City of Yelm and other governmental agencies
to enter upon and inspect said property as reasonably necessary to process this
appltcatton I agree to pay all fees of the city that apply to this appltcatton
APPLICANT NAME_ Tahoma Terra F LLC
MathngAddress 4200 hth Avenue SE, Suite 301
City State andZtp _Lace~r, WA 96503
Telephone ~3~~ 493-ti0 02 EMAIL sl (dGl .ema, 1 _com
Stgnature Date
ENGINEER/ARCHITECT NAME KPFF Consulting Engineers
MathngAddress 4200 6th Avenue SE, Suite 309
Gty State andZtp Lacey WA 9f3503
Telephone (3 6 0 L 2 9 2- 7 2 3 0 EMAIL
Stgnature Date
AUTHORIZED REPRESENTATIVE NAME Douce Bloom
MathngAddress 4200 6th Avenue SE, Suite 301
City State and Ztp Lacey, WA 98503
Telephone (3 6 0) 4 9 3- 6 0 0 2 EMAIL
Stgnature Date
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NAME OF PROJECT Tahoma Terra
SUMMARY OF PROJECT (Ltsttype of use) 1 42-Acre Final Master
Planned Cc~mmuni t-y
105 Yelm Avenue West (360) 45&3835
PO Box 479 (360) 458 3144 FAX
Yelm WA 98597 www ci yelm wa us
PROPERTY LOCATION
Circle One North South East West Side of Durant Str e
between Lonc~mire And Berry Valley Road
Property Address T.nn Vim, ra Rnar~
Section_2~Township 1 7N Range~_Assessors Parcel Number
# 21 72431 01 00
Full legal description of subject property
SPP Afifiat-hard
How does the project conform with the Comprehensive Plan and Zoning Ordinance?_
Raa Afifianhar3
EXISTING ZONING MPC R-1 4
Hours of operation N ~ A
Total square footage of the area
Total square footage m paved or covered surfaces
Number of dweilmg units Proposed +f3 5 ~ Permitted T,P ~ ~ fi h a n
1000
105 Yelm Avenue West (360) 458 3835
PO Box 479 (360) 458 3144 FAX
Yelm WA 98597 www c~ yelm wa us
EXHIBIT A
Legal Description
PARCEL 1
THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 23
THE NORTH HALF OF THE SOUTHWEST QUARTER/AND THE SOUTHWEST QUARTER OF
THE SOUTHWEST QUARTER
THE NORTH 20 FEET OF THE EAST HALF OF THE SOUT'I~AST QUARTER OF ANI} ALL
OF THE WEST HALF OF SAII? SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 24, TOWNSHIP I7 NORTH, RANGE 1 EAST, W M ,
EXCEPTING TI~REFROM THE NORTH 20 FEET OF THE NORTHEAST QUARTER OF SAID
SOUTHWEST QUARTER OF SECTION 24 FOR COUNTY ROAD KNOWN AS BERRY
VALLEY ROAD
PARCEL 2
THE NORTI~AST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 23, TOWNSHIP
17 NORTH, RANGE 1 EAST, W M ,EXCEPTING THE NORTH 15 FEET OF THE WEST HALF
OF SAID SUBDIVISION FOR ROAD PURPOSES AND EXCEPTING THE NORTH 30 FEET
OF THE EAST HALF OF SAID SUBDIVISION FOR ROAD PURPOSES
SUBJECT TO RESERVATION OF RECORD THURSTON COUNTY, WASHNGTON
ALSO AS SHOWN IN RECORD OF SURVEY BY GARY NI 30HNSON DATED DECEMBER
30, 1999, RECORDED UNDER THURSTON COUNTY AUDITOR FILE NO 3273875
TAX PARCEL NO 'S 21723410000
21723440000
21724310100
21724320000
21724330000
21724340100
TAHOMA TE1~:RA
FINAL M~.STER PLAN, PHASE Z
DIVISIONS 3-8
Supplementary Text per YMC 17 62 060
Landowners/Applicant
Name
Address
Phone
Fax
Legal Description
Existing Zoning
Total Acreage
Public Service
Tahoma Terra L L C
Doug Bloom
4200 6th Avenue SE, Suite 301
Lacey, WA 98503
360 493 6002
360 493 2476
See Attached
Master Planned Community
142 Acres
Yelm School Distract
SE Thurston Fire & EMS
PROJECT DEVELOPMENT SUMMARY
Total Acres (Phases 3-8) 142 Acres
Single Family Area 92 Acres
Multi Family Area 19 Acres
Open Space Area 26 Acres
Blvd Area 5 Acres
Dwelling Units
Number of Units Density
Single Family Units 544 5 9 u/ac
Multi Family Units 180 19 0 u/ac
Townhouse Units 118 12 5 u/ac
Total /Average 842 7 6 u/ac
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Water Supply As Required by YMC 17 62 060(E)(1)~), the domestic water
supply will be provided by the City of Yelm consistent with its water Comprehensive
Plan New infrastructure will require a new 10" diameter water main extension from SR
510 down the Tahoma Boulevard alignment to the western edge of the project site This
10" water main will likely require a booster pump system and connect to the proposed
line extensions on Longmire Road, Divisions 1 and 2 and serve the internal water system
for the individual land development phases, (see attached water map) It is anticipated
that a latecomer's agreement would be used to recover some of the appropriate off-site
costs
Water rights must also be addressed consistent with SEPA mitigation number 5,
(page 10 of 12 of this document) prior to the issuance development permits for any
portion of the property lying westerly of Thompson Creek
Sewer System As Required by YMC 17 62 060(E)(1)(k}, the projects wastewater
will be served by the City of Yelm's sanitary sewer system, currently a S T E P system
However, rt is envisioned that Divisions 3-8 will develop with a conventional gravity
system flowing to a regional S T E P tank and effluent pump station When Division 3
comes on line a new 12" diameter effluent main will be installed from this pump station,
along the alignment of a new Tahoma Boulevard, extended to Highway 510 and on to
Cullens Road A 14" diameter effluent main on Coates Road to Rhoton Road and a 16"
diameter on Rhoton Road to the treatment plant per Yelm sewer comp plan (see attached
sewer map}
Reclaimed Water Public Parks and other open space within Tahoma Terra maybe
served by Yelm's reclaimed water Anew 12" diameter pipe extension will be installed
along the alignment of Tahoma Boulevard into the project Tahoma Terra will use the
water to irrigate open space and landscaped areas and possibly for creek maintenance and
ground water recharge
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As Required in YMC 17 62 060(E)(1)(n)
Means by Which the Proposed Master Plan Meets the Ob~echves of YMC 17 62 020
The following text, written in YMC 17 62 020, provides the intent of the Master Plan
Development Ordinance Each point is followed by the applicant's response indicating
how they believe they have met the intent of this code section
YMC 17 62 020 Intent
The purpose of the master plan process is to protect and improve the public health, safety
and welfare by pursuing the following objectives
A To ensure that future growth and development which occurs as the result of a
master plan is m accord with the comprehensive plan and the planning policies of the
city,
The final master plan proposal is consistent with the previously approved
conceptual master plan and implements the goals and policies of the Comprehensive
Plan and Growth Management Act Aspects relating to minimum density a variety of
housing types and a mix of uses has been incorporated into the overall Tahoma Terra
Master Plan
B To provide for large-scale projects that incorporate a full range of land uses, where
appropriate and where consistent with the comprehensive plan,
As required in the Comprehensive Plan a mix of uses are provided including
residential at varying densities commercial and recreational to provide a neighborhood
the full range of opportunities for living working and playing
C To encourage innovations and creativity for the safe, efficient and economic use of
land,
The final master plan will be incorporating innovations in drainage and
streetscapes while at the same time making efficient and economic use of the land by
providing a density consistent with growth management policies
D To ensure and facilitate the provision of adequate public services such as
transportation, water, sewage, storm drainage, electricity and open space,
The final master plan has facilitated the provision of adequate public ser-vices
Water sewer and roadways are being extended and connected to other surrounding
properties that will provide a public benefit far beyond the residents of Tahoma Terra
Open space is being provided in abundance (minimum 25% as reganred by the MDNS)
electricity is being provided by Puget Sound Energy and storm drainage is being
accommodated on-site
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E To encourage efficient patterns of land use which, where appropriate, decrease trip
length of automobile travel and encourage trip consolidation, increased public access to
mass transit, bicycle routes and other alternative modes of transportation,
The land use pattern of Tahoma Terra is centered around Tahoma Blvd anew
City arterial that will eventually connect SR 507 and SR 510 and provide an Important
alternate route around the Ctty center The new arterial will also provide bike lanes
sidewalks bus stops and direct access to commercial areas This means that there are
opportunities to reduce automobile travel by providing alternative modes of
transportation to places where people want to go
F To improve the design, quality and character of new development so as to reduce
energy consumption and demand, and to minimize adverse environmental impacts
including degradatnon of wnldhfe habitat and nmportant natural features m the area,
The primary natural feature of the site is Thompson Creek The creek is being
protected consistent with Tahoma Terra mitigation/restoration plan previously approved
in the conceptual master plan process and will provide important wildlife habitat for a
wide variety of plant and animal species
G To foster and ensure a ratnonal pattern of relatnonshnps between residential,
business and industrial uses so as to complement and minimize impacts on existing
neighborhoods,
Tahoma Terra is not directly adjacent to any existing or established
neighborhood therefore Impacts are expected to be minimal At the same time the
relationship between the residential elements of the master plan and the commercial
elements are compatible and do not create any unnecessary Intrusions on adjacent land
uses
H To ensure coordination of commercial and mdustnal building designs which wall
be harmonious and blending with each other and the natural environment (Ord 561 § 3,
1995, Ord 555 § 14, 1995)
The eventual design of the commercial buildings will be reviewed against the
City s architectural design standards that will help ensure that the structures are
harmontoiis and blend in with the surrounding environment
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Development Schedule
As Required by YMC 17 62 060(E)(1)(0), Tahoma Terra expects to build out at a
rate of 125 residential units per year Including phases 1 & 2, the project will have a total
of 1079 residential units for an expected build out schedule of 8 6 years Construction on
phases 1 & 2 began in the mid part of 2005, therefore, completion could be estimated by
the end of 2014 The construction of infrastructure and open space improvements will be
implemented consistent with the schedule outlined m the MDNS and the conditions
within the Conceptual Master Plan approval
Financing
As Required by YMC 17 62 060(E)(1)(p), all infrastructure improvements
necessary, both on-site and off-site, to accommodate this development will be financed
with pravate dollars Some "Latecomers Agreements" will be placed on some road and
utility upgrades as a means of sharang costs with other properties that will directly benefit
from the infrastructure improvements In addition, there is a Local Improvement Distract
being formed, where pravate land owners will tax themselves to pay for mayor roadway
projects associated with the Killion Road extension and intersection realignment
Additional capacity for schools and the fire distract, are being accommodated with
the payment of voluntary mitigation fees to off-set the cost for that capacity See the
requirements outlined m the MDNS
Environmental Impacts
As required m YMC 17 62 060(E)(1)(q), the following text outlines and identifies
the mayor environmental impacts and its associated mitigation measures This text is
consistent with the MDNS (MPD-OS-0067-YL) for the Tahoma Terra Conceptual Master
Plan approval
Findings of Fact
1 This Mitigated Determination ofNon-Significance is based on the project as
proposed and the impacts and potential mitigation measures reflected m 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 ofNon-Significance,
September 1999, Prairae View Master Plan
• Cratical 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
Sofl2
Consulting Group
Transportation Impact Analysis, February 2005, Transportation Engnneering NW
2 The environmental documents indicate that the property ns 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 geotechmcal 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 elnmmated 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 m 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 actnvntnes The use of best
management practnces for air control wall be required
4 The City of Yelm's Critical Areas Code requires the identification and protection of
surface and ground waters The project proposal ns on the site of the former Dragt Family
Dairy that was an active dairy farm for many years and which ceased operation nn 1993
The environmental documents indicate that surface waters have been identified on the
sate and include Thompson Creek, a seasonal Type 5 stream, and wetlands associated
with thus stream The former and ongoing agricultural activrtnes 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 Crty of Yelm ns identified as a Critical Aqunfer Recharge Area, a designated
environmentally sensitive area Potential impacts to groundwater quality andquantity will
be mitigated through the nmplementatnon 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 stonmwater generated from roadways and parking
facnlrties 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, onl, and greases Existing regulations require
grease interceptors and hazardous material containment facnlntnes where appropriate
6 The environmental documents indicate that there are some plant/animal priority
species and habitats m the vicinity of the project site The predominant Oak Woodland
and Shore Pme plant communities are located along the Thompson Creek corndor and
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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
9 The environmental checklist indicates that roadways and pedestrian paths will be ht 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 Cnty 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 Irngahon District and Thurston County's map
of Historic places, and the database of historic properties maintained by the
Thurston Regional Planning Council) did not reveal any structures or locations on
the subject site that have any historic or cultural significance
12 The traffic impact analysis (TIA) submitted as part of the application indicates
that upon full build out, the project could potentially generate between 13,300 -
15,300 vehicle traps 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 corndors 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
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residents and businesses The construction of Tahoma Terra will create
additional demand on the Yelm Police Department The Yelm Police Department
is currently located m a facility that is substandard and beyond its useful life The
Yelm Capital Facilities Plan identifies a need to replace this facility
SE Thurston Fire/EMS provides Fire and Basic Life Support services to City of
Yelm residents and businesses The Tahoma Terra project will create additional
demand on the Yelm Fire Distract
14 Impacts to fire protection services will be mitigated through the provision of fire 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 nghts to the City sufficient to serve
the subsequent development of the properties The property has recorded water
nghts that the applicant intends to transfer to the City of Yelm to provide for the
development of the property The property has been assessed through the City's sewer
local improvement distract, which includes a commitment by the City to provide water
and sewer service for no more than 89 single family residential units pnor to any water
nghts transfer If the Washington Department of Ecology does not approve a transfer of
water nghts, or the transfer does not include sufficient water to serve the proposed
development, final subdivision approval of any phase beyond the 891ots 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 m 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 m place at the time of
development or that a financial commitment is m place to complete the improvements or
strategies within six years
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18 This threshold determination and adoption of previous environmental documents will
be used for all future development permits and approvals within the Conceptual Master
Site Plan of Tahoma Terra provided that those permits and approvals are consistent with
the application and approval for the Conceptual Master Site Plan
Matrgatton 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
• Pnor 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 (mcludmg 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 dev@lopment permit (including a final subdivision)
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
• Pnor to the approval of any development permit (mcludmg a final subdivision)
which includes the 1, l 00th peak P M tnp generated from the prod ect, 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 (mcludmg a final subdivision)
which includes the 1,301st peak P M tnp 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 corndor and its
associated wetlands, the applicant has prepared a mitigation and enhancement plan to
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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 Distract
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 891ots 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 Pnor 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 pracrices 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 Pnor to building permit issuance, the applicant shall enter into a mitigation
agreement with the City of Yelm which includes a mitigation fee toward the
replacement of a police station required to be expanded 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
Surrounding Land Uses
As Required by YMC 17 62 060(E)(1)(r), the surrounding land uses of Divisions
3-8 include the following
East, the property is adjacent to the Thompson Creek open space area and Phase
1, Divisions 1 & 2 of the Tahoma Terra MPC
South, the property is adjacent to a ranch/farm with environmentally sensitive
areas
West, the property is adjacent to the future Thurston Highlands MPC and will
share mad or infrastructure improvements with Tahoma Terra
North, the property is adjacent to rural residential properties that will likely be
redeveloped to more urban uses m the future
10 of 12
Conditions of Conceptual Master Plan Approval
As required m YMC 17 62 060(E)(1)(s), the following text outlines and
identifies the conditions of approval for the approved Conceptual Master Plan This text
is consistent with the Conclusions section (MPD-OS-0067-YL) for the Tahoma Terra
Conceptual Master Plan approval
The Applicant has established that the request for Conceptual Master Site Plan
approval for Tahoma Terra is consistent will applicable policies of the City of
Yelm comprehensive plan and satisfies all criteria set forth m Chapter 17 62
YMC Therefore, the Conceptual Master Site Plan approval for the Tahoma
Terra project should be approved subject to the following conditions
1 The conditions of the Mitigated Determination ofNon-significance are hereby
referenced and are considered conditions of this approval
2 The average density of the proposal be not less than four dwelling units
per net developable acre within each final master plan area, consistent
with Growth Management policies
3 Proposed neighborhood commercial areas shall be centrally located within
the master plan development and shall be screened from residential
neighborhoods
4 A minimum of 55 acres (25% of the site) shall be set aside as permanent
open space with a variety of active and passive recreational
improvements An area within the identified open space equivalent to five
percent of the gross area of each final master site plan application shall be
identified and improved within the community park area as part of each
final master site plan approval and implementation
5 A minimum of 55 acres (25% of the total land area) shall accommodate
medium and high density residential development This can be accomplished
through all four proposed land use designations
6 Prior to approval of any residential development west of Thompson Creek,
the neighborhood commercial center should be improved and ready for
the construction of commercial buildings Improved means that any
applicable land use or land division approvals have been issued and all
required site improvements for the land use or land division approval has
been completed
7 For every 300 single family detached, duplex, or town home dwelling units,
48 multi-family units shall be constructed The multi-family dwelling units
required to meet the prescribed ratio shall be under construction prior to
issuance of building permits for the next block of single family dwelling,
duplex, or town home dwelling units
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8 Pnor 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 m order to review subsequent development
approvals The plan shall be submitted to and approved by the City pnor
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 vanety of formal and informal recreational
improvements Pnor to dwelling construction m 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 maybe
substituted for half the required `pocket' parks at a ratio of 1 acre for every
50 lots
12 of 12
PHASE 2 -DIVISIONS 3-8
Purpose
The City of Yelm adopted development regulations may be amended in a Master Plan
Development This document is the amended regulations for the SECOND final master
site plan of the Tahoma Terra Master Plan Development, being the portion of the
property located west of Thompson Creek
The following City of Yelm development regulations are amended through this
document
• Zoning Code, Title 17 YMC
• Subdivision Code, Title 16 YMC
• Critical Areas and Resource Lands, Chapter 14 08 YMC
• Development Guidelines, Chapter 15 48 YMC
• Design Guidelines
The amended development regulations apply to the development of the property at
each phase within the final master site plan and is not intended to regulate beyond the
initial developer or builder For example, the amended development regulations would
apply to the subdivision of property and the construction of the dwellings within the
subdivision, but not to the purchaser of the home
These guidelines ensure that the development of the final master site plan area through
the land use permitting process (subdivisions, binding site plans, townhome
developments, planned residential developments, and commercial site plan reviews) is
consistent with the conceptual master site plan approval and the City s Comprehensive
Plan
March 13 2006 Page 1 of 18
Low Density Residential (R4-6)
Intent
The majority of the Phase 2 master plan is designated R4-6 with six separate
subdivisions for single-family lots It is intended that each of the separate
subdivisions will create unique and distinct sub-neighborhoods within the Phase
2 master plan Features which will encourage this unique identity should include,
but not be limited to,
• neighborhood entry features, i e , monument signs, marketing names,
landscaping or other identifiable marker
• Change in streetscape The applicant has provided four different
streetscapes fora 56 foot wide right-of-way Each adjoining subdivision
shall utilize a different street section chosen from one of the four
streetscapes approved in this document
• Change in street tree species, from an approved list of acceptable trees
Refer to the landscape section of this document for list of trees
Permitted Uses1
Residential single-family subdivisions
Up to 25% of the housing units, within a given project phase, may have no
garages if they can demonstrate sufficient on-street oroff-street parking is
available at a parking ratio of 2 spaces per housing unit
Density
Minimum density - 4 dwelling units per gross acre
Maximum density - 6 dwelling units per gross acre
Setback Minimums
Front yard - 10 feet, except
• Adjacent buildings shall be modulated from each other to help break-up
the appearance of a long row of homes The builder shall submit a
modulation plan, in 10 lot increments, to the City for review and approval
and,
• In no case shall the driveway approach be less than 18 feet
Side yard - 5 feet
Flanking yard - 10 feet
Rear yard - 20 feet
Accessory Structures may be located 3 feet from side or rear property lines
' The standards and regulations of the Low Density Residential District (R-4) found at Chapter 17 12 YMC
govern post-development land uses within this district
March 2006 Page 2 of 18
Retaining walls, rockeries, and other decorative walls may be permitted within
required yards with a maximum height of 48 inches or as required by the building
code
Building Height
Maximum building height of the primary structure shall be 35 feet as measured
from the average grade of the subject lot
Accessory building height shall be a maximum of 16 feet
Off-Street Parking
Two off street parking spaces shall be provided for each residential dwelling unit
Lot Access
All residential lots shall provide a minimum of 15-foot frontage on a public street
Model homes
Prior to final subdivision approval, the building official may issue a permit for
construction of up to six residences for use as model homes per each new
phased division Prior to final plat or site plan approval, such unit may be
occupied solely for purposes of promotion of the development and may not be
occupied as a residence, until final subdivision approval
Such construction and subsequent occupancy shall only be authorized by the
building official upon written finding that the design and placement of the unit
would conform with all standards of the City and that fire code and access
requirements are met prior to occupancy
March 2006 Page 3 of 18
Moderate Density Residential (R6-10)
Permitted Uses2
Residential subdivisions
Planned Residential Developments pursuant to Chapter 17 60 YMC
Townhouse Developments pursuant to Chapter 17 61 YMC
Resldential Binding Site Plans pursuant to Chapter 16 32 YMC
i
Up to 25% of the housing units, within a given project phase, may have no
garages if they can demonstrate sufficient on-street or off-street parking is
available at a parking ratio of 2 spaces per housing unit
Density
Minimum density - 6 dwelling units per gross acre
Maximum density - 10 dwelling unlts per gross acre
Setbacks
Front yard - 10 feet, except
• Adjacent buildings shall be modulated from each other to help break-up
the appearance of a long row of homes, The budder shall submit a
modulation plan, in 10 lot increments, to the City for review and approval
and,
• In no case shall the driveway approach be less than 18 feet
Side yard - 5 feet
Flanking yard - 10 feet
Rear yard - 20 feet
Accessory structures may be located 3 feet from side or rear yard lines
Retaining walls, rockeries, and other decorative walls may be permitted within
required yards with a maximum height of 48 inches dr as required by the building
code '
Design Standards
Multi-family projects within the MDR zone shall comply with the architectural
design standards as outlined in this document
Building Height
Maximum building height for the primary structure shall be 35 feet as measured
from the average grade of the subject lot
Accessory building heights shall not exceed 16 feet
z The standards and regulations of the Moderate Density Residential Distract (R-6) found at Chapter 17 15
YMC govern post development land uses within this district
March 2006 Page 4 of 18
High Density Residential (R10-24)
Permitted Uses3
Residential subdivisions
Planned Residential Developments pursuant to Chapter 17 60 YMC
Townhouse Developments pursuant to Chapter 17 61 YMC
Residential Binding Site Plans pursuant to Chapter 16 32 YMC
Density
Minimum density - 10 dwelling units per gross acre
Maximum density - 24 dwelling units per gross acre
Setbacks
Front yard - 10 feet
Driveway approach - 18 feet
Side yard - 5 feet
Flanking yard - 10 feet
Rear yard - 20 feet
Accessory structures may be located 3 feet from side or rear yard lines
Retaining walls, rockeries, and other decorative walls may be permitted within
required yards with a maximum height of 48 inches or as required by the building
code
Design Standards
Multi-family projects within the HDR zone shall comply with the architectural
design standards as outlined m this document
Building Height
Maximum building height shall be 45 feet as measured from the average grade
of the subject lot
Off-Street Parking
1 5 off street parking spaces shall be provided for each residential dwelling unit
Parking facilities serving multi-family neighborhoods shall not be located
between the primary structure and the public street Parking facilities shall be
located in the rear or the sides of buildings and screened from public streets
s The standards and regulations of the High Density Residential District (R10-24) found at Chapter 17 15
YMC govern post-development land uses within this district
March 2006 Page 6 of 18
Landscaping
Landscaping shall be provided m accordance with Chapter 17 80 YMC, or as
supplemented in the landscaping section of this document, and contain sufficient
vegetation to minimize surface water runoff, prevent soil erosion and promote the
aesthetic character of the community
Lot Access
All residential lots shall provide a minimum of 15 foot frontage on a public street
Residential Binding Site Plans that do not include individual lots (condominiums),
Planned Residential Developments, and Townhouse Developments shall provide
a commercial access approach to a public street, based on the most current Yelm
Development Guidelines Internal circulation shall be consistent with the
requirements of the International Fire Code
March 2006 Page 7 of 18
Streets and Pedestrian Mobility
Street Standards
Local Access Residential -These are local access streets typically found within
residential single family subdivisions and serving up to 1,100 trips per day The
applicant has provided four unique street sections accommodated within a 56
foot wide right-of-way Each of these street sections shall be used within the
Phase 2 master plan
Blocks greater than 660 feet in length shall incorporate traffic calming
devices These devices shall also serve as a visual break to the block
through additional landscaping or hardscaping
The Phase 2 master plan shall make provisions for a local access street
connection to the north property line of Tahoma Terra for access to
parcels situated northerly of Tahoma Terra, unless an alternative public
street connection is provided and constructed to these parcels elsewhere
Driveway aprons and sidewalks shall be constructed to current Yelm
Roadway standards, including broom surface finishing Driveways on
individual lots or small portions of the driveway located within the public
right-of-way and behind the public sidewalk may use alternative surface
finishes
Neighborhood Collector -These are streets serving residential subdivisions and
are located where the traffic volumes are expected to be between 1,100 and
6000 trips per day Neighborhood collectors will maintain the 56 foot wide right-
of-way, but will have no on-street parking
Mayor Arterial (boulevard) -This is the primary transportation corridor through
Tahoma Terra and is designed as a mayor arterial from Yelm Avenue (SR 510) to
the boundary of the Master Plan Development and as a boulevard through the
Master Plan Development This access corridor provides 4 travel lanes and a
center turn lane where appropriate
Common, private access -Developments which do not require individual
building frontage on a public street, such as Townhome Developments or
Planned Residential Developments, shall provide common, private access to
each building that meets the most current version of the fire codes
Alley access -subdivisions wishing to incorporate rear loaded garages, shall
provide alleys consistent with these standards
March 2006 Page 8 of 18
Street Lighting
Tahoma Boulevard street lights shall be owned and maintained by the City of Yelm and
shall be constructed to the City of Yelm standards
All other streets public or private, within Tahoma Terra Phase 2 Divisions 3 thru 8, shall
have street lights constructed to the City of Yelm standards, with the option to substitute
lights and poles keeping with the theme of the separate subdivision plans The monthly
cost to operate and maintain the lights shall be the responsibility of the Home Owners
Association
March 2006 Page 9 of 18
Potable Water
The most current version of the Yelm Development Guidelines is adopted for all
development within the final master site plan The water system will be consistent with
the City's most current update to its water system plan
Water meters will be Dialog 3G -Wireless RF meters from Master Meter, Inc
Sanitary Sewer
The internal sanitary sewer system will be a gravity system, feeding to a regional pump
station where waste-water will be pumped through a force main to one of two potential
sewer treatment plants (includes option of pumping to a new treatment plant within
Thurston Highlands) All sanitary sewer design will be coordinated with the most
current update of Yelm s sanitary sewer comprehensive plan
Reclaimed Water
The most current version of the Yelm Development Guidelines is adopted for all
development within the final master site plan
Reclaimed water shall be utilized for irrigation use of the community park area, the
landscaped areas of the multi-family zone and the planter strips located within the
Boulevard and any other areas as required by the City through the development review
process
stormwater
All stormwater runoff shall be retained, treated and disposed of on-site or, m the interest
of consolidating stormwater facilities from multiple properties, disposed of in a system
designed for such runoff and which does not flood or damage adjacent properties
Systems designed for runoff retention and control shall be designed consistent with the
1992 stormwater manual for the City of Yelm
March 2006 Page 10 of 18
Landscaping
Landscaping shall be provided in accordance with Chapter 17 80 YMC, except as
amended in these sections, and contain sufficient vegetation to minimize surface water
runoff, prevent soil erosion and promote the aesthetic character of the community
All public streets will incorporate street trees consistent with the most current version of
the Yelm Development Guidelines and Chapter 17 80 YMC, except as modified as
follows
1 Street trees located along the Boulevard or adjacent to any common open space
or park tract shall be maintained by the Tahoma Terra Homeowners Association
2 Street trees located adjacent to individual lots or residential units, shall be
maintained by the ad~oming property owner
3 Planter strips and street trees along local access streets within residential
subdivisions shall be installed prior to final building permit approval on the
adjacent lot
4 Planter strips and street trees along local access streets within a commercial
district shall be installed prior to issuance of a certificate of occupancy for the
commercial use of the adjacent lot
5 Planter strips and street trees along the Boulevard, along collector streets, and
adjacent to open space or commonly owned areas shall be installed prior to
acceptance of the street into the City transportation system
6 The following Street trees will apply to the different street sections All of these
trees listed also occur on the City of Yelms approved street tree list
TT-1 20 Travel Lane w/ On-street Parking Both Sides and TT-4 20' Travel Lane w/ On-street
Parking on one Side
Small Flowering Trees
Cornus florida x nuttalli / Eddie s White Wonder Dogwood
Crataegus phaenopyrum /Washington Hawthorn
Malus baccata Sentinel /Sentinel Crabapple
Prunus cerasifera / Krauter Vesuvius Plum
Prunus x yedoensis / Yoshino Cherry
Pyrus calleryana Chanticleer / Chanticleer Pear
Syringia reticulata 'Ivory Sdk /Ivory Sdk Japanese Tree Ldac
TT 2 24 Travel Lane w/ no On street Parking and Meandering Sidewalk
Large Shade Trees
Acer freemanii Jeffersred /Autumn Blaze Maple
Acer platanoides Emerald Queen /Emerald Queen Maple
Fraxinus pennsylvanica 'Urbanite' /Urbanite Ash
Linodendron tulipifera /Tulip Tree
Quercus coccinea /Scarlet Oak
March 2006 Page 11 of 18
TT-3 24' Travel Lane w/ no On-street Parking
Medium Shade Trees
Cercidiphyllum ~aponicum / Katsura Tree
Gleditsia triacanthos Shade Master /Shade Master Honey Locust
Liquidambar styraciflua Burgundy /Burgundy Sweet Gum
Tdia americana Redmond / Redmond Linden
Zelkova serrata Village Green /Village Green Zelkova
March 2006 Page 12 of 18
Parks and Recreation
Open space requirements for Tahoma Terra will be addressed through the open space
plan together with the requirement for neighborhood pocket' parks
No less than 3 acres of the active recreational component of the community park shall
be constructed prior to final subdivision approval for the first residential development
within the final master site plan area
Each residential single family subdivision shall include 'pocket parks that meet the
following standards
The size shall be not less than the average lot size of the lots within the
subdivision in which the park is located
An open lawn area should be included
Facilities for active recreation such as, but not limited to, basketball courts, sport
court, climbing toys, swing sets or other playground equipment shall be
incorporated into every park
Every subdivision shall include at least one pocket park and no less than one
pocket park for every 50 dwelling units A community park within or adjacent to
a development within the final master site plan area can be substituted for
required pocket parks at a ratio of two pocket parks for every one acre of the
community park
Parks should be located throughout the subdivision m a manner to provide
convenient and safe access by every dwelling unit to at least one park
March 2006 Page 13 of 18
Multi-Family Design Standards
Art~culat~on and overall massrng/bulk of burldings
(1) Intent To provide visual variety along the street face
(2) Standards Required
(a) Buildings shall include modulation along the facades facing and
visible from public rights-of-way
(b) Walls facing streets shall be modulated with bays and recesses
at least six feet wide and no more than 25 feet wide and at least two feet
deep Walls up to 36 feet wide may be allowed without modulation on up
to half of the building width when approved alternate means are
incorporated to provide visual variety Most modulation shall extend to the
roof, except at balconies The purpose is not to create a regular rigid
solution but rather to break up the mass in creative ways
(c) Horizontal facades longer than 25 feet shall be articulated into
smaller units, reminiscent of the residential scale of the neighborhood At
least one of the following methods shall be included
(i) Distinctive roof forms,
(ii) Changes in materials,
(iii) Window patterns, and
(iv) Color differentiation
Prtched roof forms
(1) Intent
(a) To enhance access to views of the surrounding hills and forests
(2) Standards
(a) Required
(i) Structures shall incorporate pitched roof forms having slopes
between 4 12 and 12 12
(ii) Flat or lower sloped roof portions shall have parapets or edge
details that provide visual interest
(b) Encouraged
(i) Each facade facing a street is encouraged to have a gabled
form roof, or other roof forms, such as hip roofs, dormers and overhangs
(ii) Dormers less than half the facade length may be pitched at
shallower slopes or flat when appropriate
Entrance and front porch
(1) Intent To provide a safe and welcoming entry and to encourage
social interaction among neighbors
(2) Standards
(a) Required
(i) All entries shall have a weatherproof roof covering, appropriate
to the size and importance of the entry but at least four feet deep and four
feet wide
(ii) Primary entries shall provide visible access directly to dwelling
units or through elevator lobbies, stairwells, and corridors
(b) Encouraged Front porches are encouraged and should include
architectural features to enhance their appearance and functionality
March 2006 Page 14 of 18
(i) Depth of at least five feet capable of accommodating seating or
alcoves
(n) Distinctive roof forms,
(iii) Architectural details such as decorative columns, brackets, or
trim,
(iv) Change in elevation -three steps up are recommended
unless the unit is specifically designed as ADA accessible,
Window and door
(1) Intent To maintain a lively and active street face
(a) Required
(i) Windows facing streets shall be transparent
(ii) Windows and doors shall be surrounded by at least four-inch
stock The trim at the top of the window is encouraged to be wider when it
reflects the style of the building
(b) Encouraged
(i) Facades should include windows of varying size and shape
(ii) Where there are public spaces adjacent to the street or
sidewalk building facades are encouraged to have more and larger areas
of transparent glass
(iii) Cantilevered bay windows are encouraged and may be
allowed to project up to 18 inches into required setbacks
(iv) Divided windows are encouraged, appropriate to the
architectural style of the building
(v) Windows in existing buildings with historic character are
encouraged to be maintained and restored Replacement windows shall
be sensitive to the original architectural style of historic structures
Color
(1) Intent To create a lively, visually interesting streetscape with a
range of compatible colors and to avoid dull or monotonous colors
(2) Standards
(a) Required Generally, bright, intense colors shall be reserved for
minor accent trim, with the body of the building a more muted color Bright
colors are not discouraged, but should be used sparingly to emphasize
particular architectural features A color palette that includes more intense
color may be considered by the city upon review of a fully colored
depiction of the building prepared by a licensed architect or a graphic
designer
(b) Not Allowed Bright colors shall not be used for commercial
purposes to draw attention to a building, even for a temporary use such as
a sales office
Bu~ldrng design variety
(1) Intent To avoid monotonous repetition of the same building forms,
materials, and colors in larger developments
(2) Standards
(a) Projects submitted for review containing more than three
buildings with dwelling units shall display vanety in building facades,
March 2006 Page 15 of 18
rooflines, materials, and colors This does not mean that adjacent facades
must exhibit completely different architectural styles (e g ,Colonial next to
Craftsman) Nor does it mean that the development cannot be all of one
architectural style
(b) Multiple buildings within a subdivision shall be designed to
employ a `family of roof forms, facade compositions, windows and doors,
trim, materials, and color schemes that convey individuality within an
overall sense of visual continuity
Spaces between bu-Idmgs and adjacent streets
(1) Intent To ensure that spaces located between buildings and
adjacent streets contribute to the overall townscape, and reinforce
building style rather than merely to provide foundation planting
(2) Standards
(a) Buildings shall face a street or open space and avoid a twisted
orientation
(b) A variety of landscape design elements shall be used to create
sense of formality, repetition and demarcation between public and private
use In order to achieve this, spaces shall be designed to frame the
streets, emphasize building entrances, and define private courtyards At
least two of the following features shall be used
(i) Ornamental trees, at least two-inch caliper, with regular
spacing, parallel to the street
(ii) Hard-surfaced area containing seating in the form of benches
and/or low ledges
(iii) Formal beds of seasonal plantings
(iv) Low hedges
(c) Parking facilities shall not be located between the buildings
and the public street
Landscap tngPurpose
(1) The purpose of this chapter is to
(a) Protect natural habitats, air quality, and ground water recharge,
(b) Improve the appearance of the community,
(c) Provide shade and wind protection,
(d) Reduce stormwater discharge, and
(e~ Conserve water supplies
(2) This chapter is intended to help achieve these purposes by
(a) Retaining trees, without reduang developmental densities from
those indicated in the comprehensive plan,
(b) Requiring landscaping,
(c) Reducing the need to irrigate, and
(d) Requiring that landscapes be adequately maintained and
irrigated
Substantive requirements - Proportion of landscape areas
(1) Whereas some of these requirements preserve certain trees and
other requirements, such as parking lot landscaping, soften particular site
features, the community as a whole needs a balance between its
landscape areas and its pavements and structures To this end, a portion
March 2006 Page 16 of 18
of the land surface of certain types of development shall be landscape
areas
(2) The minimum portion which must be a landscape area depends on
the type or use, as follows
(a) Single-family 30 percent,
(b) Multifamily 30 percent,
(c) Commercial, office, mixed use, school, business and technology
and manufacturing/research 20 percent,
Substantive requirements - Landscaping
(1) Street Trees At time of street construction, or time of development
of the adjoining land, street trees and related landscaping shall be
provided in medians and parking strips within the right-of-way in
accordance with the city's public works standards Street trees shall be
(a) Provided at least one per 40 to 50 feet of frontage, depending on
the tree species and other circumstances,
(b) Located within the street right-of-way,
(c) Of the same species as other street trees in the same
streetscape,
(d) Spaced to accommodate sight distance requirements for
driveways and intersections, and
(e) At least two inches in diameter at the time of planting
(2) Interior Parking Lot Landscaping To provide shade and visual relief,
the interior of surface parking lots with 10 or more stalls shall be
landscaped with at least one tree per six stalls
Substantive requirements -Maintenance and ~rr~gat~on
To the extent necessary to remain healthy and attractive, all nonnative
landscaping shall be watered (The City's Re-use water is available for this
pupose), weeded, pruned, freed of pests, and replaced if necessary
Shrubs near parking lots or driving lanes shall be cropped to prevent
blockage of vision necessary for safe driving Shrubs shall not be allowed
to grow so as to block sidewalks
Landscape plan approval process
(1) Before any land development to which this chapter is applicable,
and before any land is cleared or graded, except when the clearing is
pursuant to a forest practice permit which does not allow the land to
convert to urban use, the proponent shall, along with other permit
applications, submit a landscape plan
(2) The landscape plan may be conceptual in the early review phase of
a development proposal, but by the time of formal permit application it
shall contain sufficient information to determine whether the proposed
landscape will satisfy this chapter The administrator may provide
proponents with standard form or list of landscape plan submittal
requirements
(3) The landscape plan shall be designed or approved by a registered
landscape architect or other professional deemed qualified by the
administrator
(4) Review of landscape plans separate from formal land use
applications
March 2006 Page 17 of 18
(5) The landscaping plan shall be implemented before issuance of a
certificate of occupancy, except that, with adequate assurance from the
proponent, which may include posting of a performance bond, the
administrator may extend the installation deadline to the next appropriate
planting season
Multifamily residences
(1) Location and Size Limit Multifamily projects shall be located
consistent with the final master plan approval
(2) (2) Height The maximum building height shall be 45 feet for
multi-family buildings separated from asingle-family residence by
another building, a public street, or at least 100 feet of open land,
or 55 feet for MFR buildings that include parking under the
building for a minimum of 75 percent of the building ground floor
area For MFR buildings not separated from a single-family
residence by another building, a public street, or at least 100 feet
of open land, the maximum height shall be 35 feet
(3) Front, Side, and Rear Setbacks
(a) The front, side, and rear setback requirements for two-story MFR
buildings shall be the same as those for the residential district except that
the side-to-side distance between more than two MFR buildings
containing more than two units shall average at least 15 feet (That is, if
three fourplexes adjoin, and if the distance between two units is 10 feet,
then the distance between the other two shall be at least 20 feet )
(b) For three-story MFR buildings, the front yard setback shall be the
same as for two-story MFR buildings The side-to-side distance between
three-story MFR buildings shall at least average 20 feet with no distance
between buildings less than 15 feet The rear setback for three-story MFR
buildings shall be at least 20 feet
(4) Townhouses For townhouses, side yard setbacks shall refer to the
overall structure, not individual units
(5) Lot Coverage and Fences The provisions for lot coverage and
fences shall be the same for MFR as per the Tahoma Terra Development
Regulations
(6) Site Plan Approval Site plan approval is required for all multifamily
development projects
(7) Design Review Design review is required for all multifamily projects
March 2006 Page 18 of 18
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City of Yelm
~~~ S`~ Community Development Department
PO BOX 479
YELM, WA 98597
YELM 360-458-3835
WASHINGTON
NOTICE OF APPLICATION
Mailed on March 21, 2006
PROJECT NAME AND LOCATION Tahoma Terra Master Planned Community -Final
Longmire Street
LAND USE CASE MPD-05-0495-YL
An application submitted by Tahoma Terra LLC 4200 6th Avenue SE Suite 301 Lacey WA 98503 for
the above referenced project was received by the City of Yelm on March 13 2006 The City has
determined the application to be complete on March 17 2006 The appllcatlon and any related
documents are available for public review during normal business hours at the City of Yelm 105 Yelm
Avenue W Yelm WA For additional information please contact the Community Development
Department at 360-458-3835
PROJECT DESCRIPTION 142-acre Final Master Planned Community
ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION A Site
Plan Grading Drainage & Erosion Control Plan Utility Plan Open Space Plan Street Tree Plan and
Street Section Plan were submitted with the application A Mitigated Determination of Non-Significance
was issued under the Preliminary application (MPD-05-0067-YL)
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 State Environmental
Policy Act (SEPA) Title (14) Road Design Standards Platting and Subdivision Title (16) and the
Shoreline Master Program
The City of Yelm invites your comments early in the review of this proposal Comments should be
directed to Tami Merriman Community Development Department P O Box 479 Yelm WA 98597 360-
458-3835
THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5 00 PM ON APRIL 5, 2006
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
mailing list will also receive the following items when available or if applicable Environmental Threshold
Determination Notice of Public Hearing and Notice of Final Decision If the proposed project requires a
City Council decision it will be mailed to all those who participate in the public hearing and to anyone else
requesting the decision in writing Additionally there will be a 14-day public comment period if an
environmental determination is issued Opportunities for appeal occur within twenty one (21) days after
the date the environmental determination is issued City Council decision can be appealed through
Superior Court Appeals of site plan review decisions may be filed within 14 days of Notice of Final
Decision
I \MPD Master Planned Development\OS 0495 Tahoma Terra Final\Not~ce of Apphcahon doc
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P
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C><ty of Yelm
Commun><ty Development Department
P O Box 479
Yelm, WA 98597
(360) 458-3835
(360) 458-3144 FAX
Memorandum
To SPRC
From Roberta Allen, Admmtstrat>ve Assistant
Date March 21, 2006
Re MPD-OS-0495-YL - Project Review Schedule for Tahoma Terra Final Master
Planned Community
Attached is the application packet for the above referenced project After your tmttal revtew of the information
submitted tf you need additional information from the applicant please let me know as soon as possible The
following is the tentative revtew schedule for the project
March 21 2006 - Notice of Application distributed -begin 15 day comment period
SPRC Environmental Review NOT REQUIRED MDNS issued under MPD OS 0067 YL - Preliminary
application
Apnl 12 & April 19 2006 -SPRC project revtew Department comments/conditions of approval for staff
report
Complete Staff report for public hearing
Public Hearing Notice to Paper/Matlmg/Post site (publish 10 days prior to hearing)
Public Hearing m front of Hearing Examiner (try to schedule first Monday of the month)
Hearing Examiner approval completed
I \MPD Master Planned Development\OS 0495 Tahoma Terra Final\Pro~ Rev Date Memo doc
°f T"Epp CITY OF
~'
~
~ YELM
PO Box 479
Yelm WA 98597
360 458 8403
RECEIVF~(~,*ONE THOUSAND DOLLARS & 00 CENTS
RECEIVED FROM DATE REC NO
TAHOMA TERRA LLC 03/14/06 41124
P 0 BOB 627
RAINIER WA 98576 BUDGETARY
05-0495-YL
MPD
MICHELLE
RECEIPT No 4112 4
AMOUNT REF NO
1.000 00 CHECK 3336
DETACH AND RETAIN THIS STATEMENT
THE ATTACHED CHECK IS IN PAYMENT OF ITEMS DESCRIBED BELOW
TAHOMA TERRA LLC IF NOT CORRECT PLEASE NOTIFY U9 PROMPTLY NO RECEIPT DESIRED
P O BOX 827 ~oauo~ euawESS FIoRMS i+eooa~soaa- .~...e~l~mn
RAINIER WA 98578 DELUXE FORM DVCG 2 V~
DISTRIBUT10N5
DATE DESCRIPTION ANAOUPfT ACCT NO AMOUNT
EMPLOYEE
EARNINGS DEDUCTIONS
PERIOD TOTAL TOTAL NET PAY
ENDING ~~ ~~ ~~"^T °~~~ EARNINGS uu Spn~x uaco~ TAx DEDUCTIONS
ANO OTHER FICA
REGIHAR RATE
V~
L