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MPD-05-0495-YL Tahoma Terra Final MPC Phase II - CorrespondenceOFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO MPD-05-0495-YL APPLICANT Tahoma Terra LLC Doug Bloom 4200 6`" Avenue SE, Suite 301 Lacey, WA 98503 SUMMARY OF REQUEST Tahoma Terra LLC is requesting approval for a Final Master Site Plan on the portion of the Tahoma Terra Master Plan Development located west of Thompson Creek SUMMARY OF RECOMMENDA It is hereby recommended to the Yelm City Council that the Final Master Plan of Phases 3-8 of the Tahoma Terra Master Plan Development be approved subject to adoption of the final master plan development guidelines PUBLIC HEARING After reviewing Planning and Community Development Staff Report and examining available information on file with the application the Examiner conducted a public hearing on the request as follows The hearing was opened on May 15 2006 at 9 00 a m Parties wishing to testify were sworn in by the Examiner The following exhibits were submitted and made a part of the record as follows EXHIBIT "1" - Community Development Staff Report and Attachments TAMI MERRIMAN appeared presented the Community Development Department Staff Report, and testified that the City had provided proper notice The environmental official issued an MDNS for the project as a whole Mitigating measures require traffic improvements based upon the number of trips generated by each phase The master plan -1- approval established the development guidelines for the entire project Road standards may vary and the project will have different types of housing pocket parks and community parks Some single family dwellings may not have garages The applicant needs to acquire City water and sewer service remains a big issue The final master plan reflects low density, medium intensity, and high density housing in a village concept The City agrees with the development guidelines DOUG BLOOM appeared on behalf of the request and testified that he had worked with City and Staff and they reached agreement on development guidelines No one spoke further in this matter and so the Examiner took the request under advisement and the hearing was concluded at 9 20 a m NOTE A complete record of this hearing is available in the City of Yelm Community Development Department FINDINGS. CONCLUSIONS AND DECISION FINDINGS 1 The Hearing Examiner has admitted documentary evidence into the record, viewed the property, heard testimony, and taken this matter under advisement 2 The City's SEPA Responsible Official issued and published a Mitigated Determination of Nonsignificance on May 24, 2005 No appeals were filed 3 A Notice of Public Hearing was mailed to the applicant and parties of record on Friday May 5 2006 This notice was also posted at City Hall on the same date, and published in the Nisqually Valley News on April 28 2006 and May 12 2006 4 The applicant has a possessory ownership interest in a generally rectangular 220 acre parcel of property located south of SR-510 and west of SR-507 within the southwest portion of the City of Yelm By Report and Decision dated August 2 2005 the Examiner approved a conceptual master site plan for the entire parcel known as Tahoma Terra which authorized development of the site into a minimum of 880 residential dwelling units and a maximum of 1 200 units and between one and ten acres of commercial uses By Report and Decision of even date the Examiner also approved the final master site plan for Tahoma Terra Phases 1 and 2 located east of Thompson Creek Said final master plan approved development of approximately 55 acres of the site to include the commercial areas 5 The approved conceptual master site plan for Phases 3 through 8 covers 142 acres and contemplates 842 residential dwelling units at an overall density of 7 6 dwelling -2- units per acre The single family detached areas cover 92 acres the multi-family area 19 acres, the open space area 26 acres, and the Boulevard Road five acres The site plan shows open spaces located along the west bank of Thompson Creek and the southcentral property line Single family residential home areas extend from the creek area to the west property line north of the boulevard High density residential and moderate density development areas abut the Thompson Creek open space area south of the boulevard Additional single family development will occur between the moderate/high residential areas and the west property line Such is consistent with the approved conceptual plan 6 The Dragt family used the property west of Thompson Creek as a dairy farm for many years but ceased operation in 1993 The topography of the western area is relatively flat, but near the creek rises as much as 50 feet with bluffs of 20 to 30 feet Vegetation consists primarily of pasture grass but forested areas exist in the southwestern portion of the site 7 Abutting uses to the west and south consist of vacate parcels, agricultural uses and single family dwellings on large lots The master plan site is a portion of the 1993 Southwest Yelm annexation which also includes the 1,300 acre Thurston Highlands property, the Nisqually Valley Golf Course, and 150 additional acres As part of the annexation process the City prepared an Environmental Impact Statement (EIS) that assessed the impacts of up to 5,000 dwelling units to include several potential master planned communities include the Tahoma Terra project Following two unsuccessful attempts by others to develop all properties together the present applicant Tahoma Terra LLC, submitted its application on March 21 2005 8 Chapter 17 62 of the Yelm Municipal Code (YMC) sets forth the requirements and procedures for master planned developments Section 17 62 040 YMC sets forth steps in the approval process as follows A Conceptual review and approval of the master plan B Adoption of a final master plan for the site C Approval of specific development actions in accordance with phasing in the master plan The applicant requests approval of the Final Master Plan for Phases 3-8 of the Tahoma Terra master planned development an which encompasses all areas west of Thompson Creek 9 The YMC provides that the conceptual plan serves as a guide to future detailed planning and development of the site, while the final master site plan shows maJor development features and services for portions of the site included therein The final master plan shows access provided via an extension of Tahoma Boulevard across -3- Thompson Creek and its open space area, and individual driveways extending south into the high density and moderate density development areas Single family residential areas south of Tahoma Boulevard will have a looped road grid system with two separate accesses onto the boulevard The single family areas to the north will also have a looped grid road system and will access the boulevard at the same location as the southern portion of the project Thus the single family portion of the project will have two, four-legged intersections The moderate density and high density areas will have two `T" intersections onto Tahoma Boulevard 10 Prior to obtaining final master plan approval the applicant must show that the request satisfies applicable criteria set forth in Section 17 62 060 YMC Findings on each criteria are hereby made as follows A The applicant has submitted maps and a text which show mayor development features and services for Phases 3-8 B The proposed final master plan for Phases 3-8 provides all information required by Section 17 62 060(E) YMC as it sets forth the acreage within said phases, the total number of dwelling units and the average number of dwelling units per acre The text sets forth the acreage of open space within Phases 3-8 as well as the acreage for the new boulevard C Phases 3-8 show no commercial uses D The means by which the proposed master plan meets the objectives set forth in Section 17 62 020 YMC are set forth in the text provided in the application Furthermore, the objectives set forth for master plans in Section 17 62 020 YMC are the same for final master plans as for a conceptual master plan The findings for the conceptual master plan set forth in the decision dated August 2, 2005, are hereby incorporated by this reference as if set forth in full E The final master plan for the portion of the Tahoma Terra Master Planned Community west of Thompson Creek is compatible with the conceptual plan and the development guidelines as set forth in the supplemental text for the Tahoma Terra Final Master Plan Phase 2 Divisions 3-8 Said guidelines are consistent with the conceptual plan and the City s Comprehensive Plan CONCLUSIONS 1 The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request -4- 2 The applicant has established that the request for Tahoma Terra Final Master Plan approval for Phases 3-8 satisfies all criteria set forth in Chapter 17 62 YMC is consistent with the City's Comprehensive Plan, and meets all other requirements of the YMC Therefore, the Final Master Plan should be approved and the Tahoma Terra Final Master Plan Development Guidelines covering development of Phases 3-8 should be adopted RECOMMENDATION It is hereby recommended to the Yelrn City Council that the Final Master Plan of Phases 3-8 of the Tahoma Terra Master Plan development be approved subject to adoption of the Final Master Plan Development Guidelines ORDERED this 6th day of June, 2006 TE E CAUSSEAUX,JR Hearing Examiner TRANSMITTED this 6th day of June, 2006, to the following APPLICANT Tahoma Terra LLC Doug Bloom 4200 6th Avenue SE, Suite 301 Lacey, WA 98503 Doug Bloom P O Box 627 Rainier, WA 98576 Darlene Baker P O Box 727 Yelm WA 98597 Ric Leir 1408 Palisade Blvd Dupont, WA 98327 City of Yelm Tami Merriman 105 Yelm Avenue West P O Box 479 Yelm Washington 98597 -5- d CASE NO MPD-05-0495-YL - TAHOMA TERRA tinTir~ 1 RECONSIDERATION Any interested party or agency of record oral or written that disagrees with the decision of the hearing examiner may make a written request for reconsideration by the hearing examiner Said request shall set forth specific errors relating to A Erroneous procedures, B Errors of law objected to at the public hearing by the person requesting reconsideration, C Incomplete record, D An error in interpreting the comprehensive plan or other relevant material or E Newiy discovered material evidence which was not available at the time of the hearing The term `new evidence' shall mean only evidence discovered after the hearing held by the hearing examiner and shall not include evidence which was available or which could reasonably have been available and simply not presented at the hearing for whatever reason The request must be filed no later than 4 30 p m on June 16, 2006 (10 days from mailing) with the Community Development Department 105 Yelm Avenue West, Yelm, WA 98597 This request shall set forth the bases for reconsideration as limited by the above The hearing examiner shall review said request in light of the record and take such further -6- d ° action as he deems proper The hearing examiner may request further information which shall be provided within 10 days of the request 2 APPEAL OF EXAMINER'S DECISION The final decision by the Examiner may be appealed to the city council, by any aggrieved person or agency of record oral or written that disagrees with the decision of the hearing examiner except threshold determinations (YMC 15 49 160) in accordance with Section 2 26 150 of the Yelm Municipal Code (YMC) NOTE In an effort to avoid confusion at the time of filing a request for reconsideration please attach this page to the request for reconsideration -~- Of THE p W d ~- !e! ~.. ~~YELM WASHINGTON City of Yelm Community Development Department 105 Yelm Avenue West P O Box 479 Yelm, WA 98597 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER "RESCHEDULED* DATE Monday May 15 9 00 A M PLACE City Council Chambers City Hall 105 Yelm Ave West Yelm Washington PURPOSE The public heanng originally scheduled for May 8 2006 has been RESCHEDULED TO MONDAY, MAY 15, 2006 to receive comments regarding the Tahoma Terra Final Master Plan Development Case Number MPD-05-0495 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 final master site plan approval for the portion of the property west of Thompson Creek The Final Master Site Plan for the Master Plan Development includes areas identified for single family dwellings mutli-family dwellings townhomes and parks and recreation areas The proposal would provide between 880 and 1 200 housing units upon completion The City of Yelm Heanng Examiner will hold a public heanng to receive comments on the proposal The Heanng 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 heanng Such written comments may be submitted to the City of Yelm at the address shown above or mailed to City of Yelm PO Box 479 Yelm WA 98597 Any related documents are available for public review during normal business hours at the City of Yelm 105 Yelm Ave W Yelm WA For additional information please contact Tami Merriman at (360) 458 3835 The City of Yelm provides reasonable accommodations to persons with disabilities If you need special accommodations to attend or participate in this hearing call the City Clerk Agnes Bennick at (360) 458- 8404 at least 4 days before the meeting ATTEST City of Yelm Agnes Bennick City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News Friday May 12 2006 Posted in Public Areas & Mailed to adjacent property owners Thursday May 4 2006 OF THE p w ° ~ ~ 4~ ~~ A n~9 rs£ `~[7 3. ~r4.~ W ~ - ~~ YELM WASHINGTON City of Yelm Community Development Department 105 Yelm Avenue West P O Box 479 Yelm, WA 98597 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE Monday May 8 9 00 A M PLACE City Council Chambers City Hall 105 Yelm Ave West Yelm Washington PURPOSE Public Heanng to receive comments regarding the Tahoma Terra Final Master Plan Development Case Number MPD 05-0495-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 final master site plan approval for the portion of the property west of Thompson Creek The Final Master Site Plan for the Master Plan Development includes areas identified for single family dwellings mutli-family dwellings townhomes and parks and recreation areas The proposal would provide between 880 and 1 200 housing units upon completion The City of Yelm Heanng Examiner will hold a public heanng to receive comments on the proposal The Heanng Examiner wdl 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 heanng 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 Yelm WA 98597 Any related documents are available for public review during normal business hours at the City of Yelm 105 Yelm Ave W Yelm WA For additional information please contact Tami Merriman at (360) 458 3835 The City of Yelm provides reasonable accommodations to persons with disabilities If you need special accommodations to attend or participate in this heanng call the City Clerk Agnes Bennick at (360) 458- 8404 at least 4 days before the meeting ATTEST City of Yelm Agnes Bennick City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News April 28 2006 Posted in Public Areas Thursday April 27 2006 ~~~ THE A 0. , W !~f ~~ . e z~ h. . ~~ ~.~ YELM WGSHING TON ~~~~ ~1 City of .'elm Community Development Department Case Number MPD-05-0495-YL Applicant Tahoma Terra LLC 4200 6th Avenue SE Suite 301 Lacey WA 98503 Agent Steve Chamberlain, P E Request Final Master Site Plan Approval Recommendation Approval Proposal Tahoma Terra LLC has made application for a final master site plan on the portion of the Tahoma Terra Master Plan Development located west of Thompson Creek The final master site plan tracts identified for future residential subdivisions medium and high density residential ares, and parks and open space Public Notices A Notice of Application was mailed to local and state agencies, and surrounding property owners within 1,000 feet of the subject site on March 21 2006 This notice was also posted at City Hall The Mitigated Determination of Non-significance was mailed to agencies with jurisdiction and environmental expertise on May 26 2005 This determination was also posted at City Hall on the same date and published in the Nrsqually Valley News on May 27 2005 A Notice of Public Heanng was mailed to the applicant and parties of record on Friday May 5 2006 This notice was also posted at City Hall on the same date and published in the N~squally Valley News on April 28 2006 and May 12 2006 State Environmental Policy Act The City's SEPA Responsible Official issued and published a Mitigated Determination of Non-Significance on May 24, 2005, based on Section 197-11-158 WAC This Mitigated Determination of Non-Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the applicant s environmental documents In addition, pursuant to Section 197-11-754 WAC, the following documents were adopted by reference / Final Environmental Impact Statement, January 1995 City of Yelm Comprehensive Plan and Joint Plan with Thurston County / Final Environmental Impact Statement, March 1993 Southwest Yelm Annexation / Addendum to the Final Environmental Impact Statement for the Southwest Yelm Annexation, July 1994, Thurston Highlands Master Plan Application / Environmental Checklist and Mitigated Determination of Non-Significance September 1999, Prairie View Master Plan / Critical Areas Study, December 1997, IES Associates Environmental documents submitted as part of the application include / Expanded Environmental Checklist, March 2005, SCA Consulting Group / Updated Wetlands Analysis, March 2005, The Coot Company / Preliminary Drainage and Erosion Control Report, March 2005, SCA Consulting Group / Transportation Impact Analysis, February 2005, Transportation Engineering NW The MDNS contained the following conditions 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) / Prior to the approval of any development permit (including a final subdivision) which includes the 90th peak P M trip generated from the project, the applicant shall construct a center left-turn lane on Yelm Avenue West (SR- 510) at the Longmire Street intersection with sufficient storage to serve the anticipated traffic volumes generated by the project / Prior to the approval of any development permit (including a final subdivision) which includes the 513th peak P M trip generated from the project May 10 2006 Page 2 of 5 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 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 May 10 2006 Page 3 of 5 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 Conceptual Master Plan Approval The Hearing Examiner approved a conceptual master site plan on August 2 2005, with conditions to ensure that the conceptual plan is consistent with the Comprehensive Plan The Yelm City Council approved the conceptual master plan on August 10, 2005 The final master site plan for the portion of the property west of Thompson Creek is compatible with the recommendation on the Conceptual approval, provided that the Final Master Plan Development Guidelines are adopted through the approval of the final master site plan These Guidelines ensure that the development of the final master site plan area through the land use permitting process (subdivisions, binding site plan, townhome developments planned residential developments, and commercial site plan reviews) is consistent with the conceptual site plan approval and the City s Comprehensive Plan Specifically the Final Master Plan Development Guidelines modify the City's standards for development, including those development regulations found in the Zoning Code (Title 17 YMC), the Subdivision Code (Title 16 YMC), Critical Areas and Resource Lands (Title 14 08 YMC), the Development Guidelines (Chapter 15 48 YMC), and the Design Guidelines for commeraal development For example, the front yard setback in the final master site plan area for residential single family dwellings is proposed to be 10 feet instead of 15 feet within this phase of Tahoma Terra May 10 2006 Page 4 of 5 The Final Master Plan Development Guidelines do not modify the permitting process, enforcement uses within zoning districts, or other portions of the Yelm Muniapal Code that relate to the home buyers or business owners within the development The Guidelines are meant to govern the developer and building to ensure the built community is consistent with the conceptual plan, which has been reviewed for consistency with the City's Comprehensive Plan Community Development Department Recommendation The applicant has established that the request for final master site plan approval satisfies all criteria set forth in Section 17 62 YMC and meets all other requirements of the Yelm Municipal Code Therefore, the final master site plan should be approved and the attached Tahoma Terra Final Master Plan Development Guidelines should be adopted May 10 2006 Page 5 of 5 City of Yelm Community Development Department APPLICATION FOR PLANNED RESIDENTIAL DEVELOPMENT Oate Received ey Fde No Refate6 Fie No(sl. OWNER NAME Tahoma Terra ~ L.T.(' Final Master Plan MadmgAddress 4200 6th Avenue SEA Suite 301 City State and Zip LaceX^ WA 9 8 5 0 3 Telephone t 360) 4.~3-6002 EMAIL slc(aslcemail.com Signature Date Signature Date I (We} affirm that alt answers statements and information contained in and submitted with this application are complete and accurate to the best of my knowledge I also affirm that I am the owner of the subject site or am duly authonzed by the owner to act with respect to this application Further 1 grant permission from the owner to any and ali 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 application I agree to pay ail fees of the aty that apply to this application APPLICANT NAME Tahoma Terra . LLC MadingAddress 4200 6 h Av nu ~F sni tP 301 City State and Zip La cP~ ~ WA Q~i 5 () Telephone {3F0) 49'~_~00? EMAIL ~lc^)aslcPma~ 1 _cem Signature Date ENGINEER/ARCHITECTNAME KPFF Consulting Engineers Madmg Address 4 0 0 th Avenue SE ~. Sn ~ 3 0 9 City State andZ~p ace~t~WA 98503 Telephone L3~Q 1 2 9 2- 7 2 3 0 EMAIL Signature Date AUTHORIZED REPRESENTATIVE NAME Doug Bloom Mad,ng Address 4200 6th Avenue SE Suite 301 City State and Zip Lacey WA 98503 Telephone (3 6 0) 4 9 3- 6 0 0 2 EMAIL Signature Date NAME OF PROJECT Tahoma Terra SUMMARY OF PROJECT (L~st type of use) 1 4 2 -Acre Fina 1 Master Planned Cc~mmun, t~ ]OS Yelm Aexnue West (360) 458-3835 Po Bos 979 (360) 4583144 FAX Yelm, WA 98597 umw c~.yelm macs PROPERTY LOCATION Circle One North South East West Side of Burant Street between Longmire And_ ferry Valley Road Property Address L[~gmlre BQarl Section_27~Township l 7N Range1~_Assessor's Parcel Number # 21724310100 Full legal descnption of subject property SPP At"t-ac-hP~ How does the project conform with the Comprehensive Plan and Zornng Ordinance SPe Attac-hPr3 EXISTING ZONING MPC R-1 4 Hours of operation ~ / A Total square footage of the area Totai square footage in paved or covered surfaces Number of dweAmg units Proposed +R 5~ Permitted T~P_S S tha n 1000 105 Yelm Avenue West (360} 458.38?S Po 13os 479 (360) 958-3744 FAX YeLm, WA 98597 www c~ yelm roa.us ~\ EXffiBIT A \. Legal Descnption PARCEL 1 THE SOUTHEAST QUARTER OF THE SOUT)E~EAST QUARTER OF SECTION 23 THE NORTH HALF OF THE SOI;iTHWEST QUARTER/AND THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER THE NORTH 20 FEET OF THE EAST HALF OF THE SOUTHEAST QUARTER OF AND- ALL OF THE WEST HALF OF SAID SOUTHEAST QUARTER OF THE SOCJ'IHWEST QUARTER OF SECTION 24, TOWNSHIP I7 NORTH, RANGE 1 EAST, WM , EXCEPTING THEREFROM 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 NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 23, TOw'NSHIP 17 NORTH, RANGE 1 EAST, W1~f ,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 'ITiURSTON COUNTY, WASH11i IGTON ALSO AS SHOWN IN RECORD OF SURVEY BY GARY M JOHNSON DATED DECEITBER 30, 1999, RECORDED UNDER THURSTON COUNTY AUDITOR FILE NO 3273875 TAX PARCEL NOS 21723410000 21723440000 21724310100 21724320000 21724330000 21724340100 TALI®1VIA TE~:RA. FINAL MASTER PLAN, PHASE 2 DIVISIONS 3-8 Supplementary Text per YMC 17 62 060 Landowners/Applicant Name Address Phone Fax Legal Description Existing Zoning Total Acreage Public Ser~~ce Tahoma Terra L L C Doug Bloom 4200 6"' Avenue SE, Suite 301 Lacey, WA 9803 360 493 6002 360 493 2476 See Attached Master Planned Community 142 Acres Yelm School Distract SE Thurston Fue & EMS PR03ECT DEVELOPMENT SLi~/L'V1ARY 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 Dens Sm e Farruly Units 544 5 9 u/ac Multi Famil Umts 180 19 0 u/ac Townhouse Units 118 12 5 u/ac Total / Avera e 842 7 6 u/ac 1 of 12 ,~ Water Supply As Required by YMC 17 62 060(E)(1)~), the domestic water supply will be pro~7ded by the City of Yelm consistent with rts water Comprehensive Plan New infrastructure will require a new 10" diameter water mam extension from SR 510 down the Tahoma Boulevard alignment to the western edge of the project site This 10" water mam 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 w ater 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 appropnate off-site costs Water nghts must also be addressed consistent with SEPA nutigahon number 5, (page 10 of 12 of this document) pnor 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, it 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 onto Cullers Road A 14" diameter effluent mam on Coates Road to Rhoton Road and a 16" diameter on Rhoton Road to the treatment plant per Yelm sewer camp plan (see attached sewer map) Reclauned «'ater 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 imgate open space and landscaped areas and possibly for creek maintenance and ground water recharge 2of12 \ ~~ As Required is YI~IC 17 62 060(E)(1)(n) Means by Which the Proposed Master Plan Meets the Objectives of YMC 17 62 020 The following text, wntten 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 belies e they have met the intent of this code section Y1~1C 17 62 020 Intent The purpose of the master plan process is to protect and unprove 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 planiung 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 mznimizm density a variety of housing types and a mix of uses ltas been incorporates into the overall Tahoma Terra 1l~faster 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 densitces commercial and recreational to provide a neighborhood the full range of opportunities for living working and playing C To encourage umovations and creativity for the safe, efficient and econonuc use of land, The final master plan will be incorporating innovations in drainage and stz eetscapes while at the same time making efficient and economic use of the land by providing a density consistent with growth management poltcies D To ensure and facilitate the provision of adequate public services such as transportation, water, sewage, storm drainage, electncity and open space, The final master plan has facilitated the provision of adequate public services Water sewer and roadways are being extended and connected to other surrounding properties that will provide a piiblzc benefit far beyond the residents of Tahoma Tez ra Open space zs being provided in abundance (minimum 25% as required by the MDNS) electricity is being provided by Puget Sound Energy and storm drainage is being accommodated on-site 3 of 12 E To encourage efficient patterns of land use which, where appropnate, decrease tnp length of automobile travel and encourage tnp 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 a neiv City artertal that will eventually connect SR 507 and SR S10 and provide an Important alternate route around the City center The new artertal 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 transportatton 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 muumize adverse environmental unpacts including degradation of wildlife habitat and important natural features in the area, The pnmary natural feature of the site is Thompson Creek The creek is being protected consistent xith 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 rational pattern of relationships between residential, business and industnal uses so as to complement and muimize unpacts on existing neighborhoods, Tahoma Terra is not directly adyacent 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 compattble and do not create any unnecessary intrusions on adjacent land uses H To ensure coordination of commercial and industrial building designs Much will be harmomous 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 harnionious and blend to with the surrounding environment 4of12 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 yeaz 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 estunated 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 pnvate dollars Some "Latecomers Agreements" will be placed on some road and utility upgrades as a means of shanng costs with other properties that will directly benefit from the infrastructure improvements In addition, there is a Local Improvement Distract being formed, where pnvate land owners will tax themselves to pay for mayor roadway protects 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 rrutigation fees to off-set the cost for that capacity See the requirements outlined in the MDNS Environmental Impacts As required in YMC 17 62 060(E)(1)(q), the following text outlines and identifies the maJor environmental impacts and its associated mitigation measures This text is consistent with the MDNS (MPD-05 0067-YL) for the Tahoma Terra Conceptual Master Plan approval Findings of Fact 1 This Mitigated Determination ofNon-Significance is based on the protect as proposed and the impacts and potential rrutigation 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 • Fu1al 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 Applicarion • Environmental Checklist and Mitigated Determination ofNon-Significance, September 1999, Praine 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 Sof12 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 matenal needed for roadway and building construction Approxunately 250,000 cubic yards of matenal 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 geotechrucal report prior to final Master Site Plan approval which only allows acrivihes 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 indicarion in any of the ens ironmental documents that there will be any potential long term significant impacts to au quality from the proposed development Short tern 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 dauy 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 unprove 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 andquantity will be mitigated through the implementation of standards that are technically equivalent to the Department of Ecology stonnwater 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 matenal containment facilities where appropriate 6 The environmental documents indicate that there are some plant/aniiiial priority species and habitats in the vicinity of the project site The predomuiant Oak Woodland and Shore Pine plant communities aze located along the Thompson Creek comdor and 6of12 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 rs not expected to have a significant impact on pnonty 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 mdreates 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 mdreates that roadways and pedestrian paths wrll 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 u~~ll create additional demand on the City's parks and recreational amenities The proposed master plan unll be requu'ed 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 em~ronmental documents have not ndentified any areas of listoncal or cultural significance Research of the City's hrstonc resources (1935 aerial photograph, 1918 map of the Yelm Irngation Distract and Thurston County's map of Historic places, and the database of lustonc 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 unpact analysis (TIA) submitted as part of the application indicates that upon full build out, the project could potentially generate between 13,300 - 15,300 vehicle trips per day, with a minimum PM peak of 1,400 vehicles per hour The TIA indicates that, with average growth The proposal will have a significant adverse impact on specific road corndors and traffic movements at vanous intersections in the City, including Longmire Street and Berry Valley Road The proposal will lower the level of service and increase wait tunes at the uitersection 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 sernces to all City 7of12 residents and businesses The construction of Tahoma Terra will create additional demand on the Yelm Police Department The Ye1m Police Department is currently located zn 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 Fue and Basic Life Support services to City of Yelm residents and businesses 'The Tahoma Terra project will create additional demand on the Yelm Fue Distnct 14 Impacts to fire protecrion services will be rruhgated through the provision of fire flow and emergency vehicle access, and structures which will be built to current building and fire codes 15 The Cary of Yelm has adopted comprehensive Water and Sewer System Plans and a Reclaimed Water Facilities Plan to guide orderly extension of the City's uifrastructure 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 Tre Envu-crunental Impact Statement for the southwest Yeim 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 rncludes a commitment by the City to provide water and sewer service for no more than 89 single faintly 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 tmpro~ements required to support development are available at the time of development A concurrency determination maybe issued for a proposal as tt 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 contnbutton to projects identified to the six year transportation improvement program to 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 to place at the tune of development or that a financial commitment is m place to complete the improvements or strategies within six years 8of12 18 This threshold determination and adoption of previous envu~onmental documents will be used for all future development pemuts 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 1Yiingat[on Measures 1 The developer shall rrutigate 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 Longmrre Street to a modified collector standard from the project entry to Yelm Avenue West (SR 510} • Pnor to the approval of any development pemut (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 Longrrure 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 tnp generated from the project, construction of the Killion Road Boulevard extension from the property to Yehn 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 (uicluding a final subdivision) which includes the 1,100th peak P M tnp generated from the project, reconstruct Mosman Avenue to modified collector standards from Longmue 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 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 Yehn Avenue (SR 510) and lst Avenue (SR 507) shall be submitted to the Washington Department of Transportation and the City of Yelm for review and approval and all requued 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 unpacts from agncultural activities to surface waters, plant communities and animal commumites along the Thompson Creek comdor and its associated wetlands, the applicant has prepared a mitigation and enhancement plan to 9of12 unprove the surface water features of the site for both habitat and recreation purposes Each Final Master Site Plan shall include a schedule for implementing unprovements 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 unpacts to the School Distract 5 Pnor to the approval of any development pennrt (including a final subdivision) beyond the 89th lot, the applicant shall convey water nghts to the City of Yehn sufficient to serve the proposed use withui that area of the final master site plan and the first 89 lots The conveyance shall be made to the City through a water nghts agreement between Tahoma Terra, LLC and the City of Yelm This condition is not applicable if the City obtains water nghts 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 practices for ali 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 unpact other cntical 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 in order to serve the proposed development The mitigation fee shall be based on the applicant's aliquot unpact 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 mclud~ the follov~ ing 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 mayor infrastructure improvements with Tahoma Terra North, the property is adjacent to rural residential properties that will likely be redeveloped to more urban uses in the future 10 of 12 Conditions of Conceptual Master Plan Approval As requtred nn YMC 17 62 060(E)(1)(s), the following text outlines and identifies the conditions of approval for the approved Conceptual Master Plan T1us text is consistent with the Conclusions section (NIPD-OS-0067-YL) for the Tahoma Tena Conceptual Master Plan approval The Applicant has established that the request for Conceptual Master Site Plan approval for Tahoma Terra ns consistent will applicable polncies of the City of Yelm comprehensive plan and satisfies all criteria set forth m Chapter 17 62 YMC Therefore, the Conceptual Master Site Plan appro~ al for the Tahoma Terra project should be approved subject to the following conditions 1 The conditions of the Nhrigated 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 commerc~~al areas shall be centrally located within the master plan development and shall be screened from residential neighborhoods 4 A rrunnmurn of ~5 acres (25% of the site) shall beset aside as permanent open space with a variety of active and passive recreational unprovements 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 unproved within the community park area as part of each final master site plan approval and unplementation 5 A minimum of 55 acres (25% of the total land area) shall accommodate medium and high density residential development This can be accomplnshed through all four proposed land use designations 6 Pnor to approval of any residential development west of Thompson Creek, the neighborhood commercial center should be unproved 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 unprovements for the land use or land division approval has been completed 7 For every 300 single fanvly detached, duplex, or town home dwelling units, 48 multi-family amts 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, ar town home dwelling units 11 of 12 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, reclauned water, and streets The plan shall be consnstent with the Capntal Facilities Plans for the City and shall include sufficient design detanl in order to review subsequent development approvals The plan shall be subnitted to and approved by the City pnor to the nssuance of building permits for dwellings or commercial buildings within each approved development withal a final master plan area 9 Each final master plan shall include provisnons for a full network of sidewalks and pathways throughout the master plan to encourage multinodal 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 wnthm the Yelm Urban Growth Area pursuant to the polices of the Comprehensive Plan 11 A minumam of 55 acres (25°,% of the site) shall be identified as permanent open space with a vanety of formal and Lnfonmal recreational nmprovements Pnor to dwelling constructnon m any development, land equnvalent to fi~ e 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 provisnons for one pocket park for every 50 residential units within a nenghborhood Larger `communrty' parks of between'/z acre and 5 acres which are centrally located maybe substntuted for half the required `pocket' parks at a ratio of 1 acre for e~ ery 50 lots 12 of 12 PHASE 2 -DIVISIONS 3-8 Purpose The City of Yelm adopted development regulations may be amended m 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 foNowing City of Ye1m development regulations are amended through this document ~ • Zornng Code, Title 17 YMC • Subdivision Code, Title 16 YMC • Cnticai 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 !t 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 nght-of-way Each adjoining subdivision shall utilize a different street section chosen from one of the four streetscapes approved m 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°l° of the housing units, within a given project phase, may have no garages if they can demonstrate sufficient on-street oroff-street parking ~s 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 M~n~mums 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 • !n 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 slide or rear property fines The standards and regulations of the Low Density Residential District (R-4} found at Chapter 1712 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 cod e 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 1 S 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 Residential Binding Site Plans pursuant to Chapter 16 32 YMC i Up to 25% of the housing units, within a given protect phase, may have no garages if they can demonstrate suffiicient 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 units 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 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 Tess 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 Imes Retaining walls rockeries and other decorative walls may be permitted within regu~red yards with a maximum height of 48 inches dr as required by the budding code Design Standards Multi-family protects within the MDR zone shall comply with the arch~tectura{ design standards as outlined in this document Building Height Maximum building height for the pnmary structure shall be 35 feet as measured from the average grade of the subJect lot Accessory building heights shall not exceed 16 feet 2 The standards and regulations of the Moderate Density Residential Distract (R-6) found at Chapter 17 15 YMC govern post development land uses wnth~n this distract March 2006 Page 4 of 18 Off-Street Parking Single Family 2 off-street parking spaces shall be provided for each residential dwelling unit Units with no garages, shall provide a minimum of one off-street parking space and demonstrate a minimum of one additional on-street parking space adjacent to the subject lot Mufti-Family 1 5 off street parking spaces shall be provided for each residential dwelling unit Landscaping Landscaping shall be provided m accordance with Chapter 17 80 YMC, or as supplemented m the landscaping section of this document, and contain sufficient vegetation to mirnm~ze surface water runoff, prevent soil erosion and promote the aesthetic character of the commurnty Lot Access All res~dent~al lots sha{I provide a mm~mum of 15 foot frontage on a public street Residential Binding Site Plans that do not include individual lots (condomirnums) Planned Residential Developments and Townhouse Developments sha11 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 5 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 in 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 Distract (R10 24) found at Chapter 17 15 YMC govern post development land uses w~thm this district March 2006 Page 6 of 18 Landscaping Landscaping shall be provided in accordance with Chapter 17 80 YMC or as supplemented in the landscaping section of this document and contain sufficient vegetation to mirnmize surface water runoff, prevent soil erosion and promote the aesthetic character of the community Lot Access All residential lots sha{I provide a minimum of 15 foot frontage on a public street Residential Binding Site Plans that do not include ~nd~v~dual lots (condominiums), Planned Res~dent~al Developments, and Townhouse Developments shall provide a commercial access approach to a public street, based on the most current Yeim 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 Roadway standards, including broom individual lots or small portions of the right-of-way and behind the public sidE finishes be constructed to current Yelm surface finishi driveway locate walk may use ~g Driveways on d within the public altemattve surface Neighborhood Collector -These are streets serving residential subdivisions and are located where the traffic volumes are expected to be between 1,100 and 6000 taps per day Neighborhood collectors will maintain the 56 foot wide nght- of-way, but will have no on-street parking Mayor Arterial (boulevard) -This is the primary transportation corridor through Tahorna 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 comdor provides 4 travel lanes and a center tum 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 Ail other streets, public or pnvate, within Tahoma Terra Phase 2 Divisions 3 thru 8, shall have street lights constructed to the City of Yeim 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 w+ll 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 grav+ty system, feeding to a regional pump stat+on 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 with+n 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 with+n the final master site plan Reclaimed water shall be ut+l+zed for irrigation use of the commun+ty 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, in the interest of consolidating stormwater facil+t+es from multiple properties, disposed of in a system designed for such runoff and wh+ch does not flood or damage adjacent properties Systems designed for runoff retention and control shall be des+gned cans+stent with the 1992 stormwater manual for the C+ty of Yelm March 2006 Page 10 of 18 Landscaping Landscaping shall be provided in accordance w-th Chapter 17 80 YMC, except as amended in these sect-ons and contain sufficient vegetat-on to minimize surface water runoff prevent soil eros-on and promote the aesthetic character of the community All public streets will incorporate street trees cons-stent with the most current version of the Yelm Development Guldel-nes 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 ma-nta-ned by the Tahoma Terra Homeowners Association 2 Street trees located adjacent to -nd-vidual lots or residential un-ts, shall be maintained by the ad~ommg property owner 3 Planter steps and street trees along focal access streets within residential subdlvls-ons shall be installed pnor to final bulld-ng perm-t approval on the adjacent lot 4 Planter steps and street trees along local access streets w-thin a commercial district shall be installed pnor to -ssuance of a certificate of occupancy for the commerc-al use of the adjacent lot 5 Planter str-ps and street trees along the Boulevard, along collector streets, and adjacent to open space or commonly owned areas shall be -nstalled pr-or to acceptance of the street into the C-ty transportat-on system 6 The following Street trees will apply to the d-fferent street sect-ons All of these trees listed also occur on the C-ty of Yelms approved street tree list TT-1 20' Travel Lane w/ On street Parking Both Sides and TT-4 20 Travel Lane wl On street Parking on one Side Small Flowering Trees Cornus Honda x nuttalli / Eddie's White Wonder Dogwood Crataegus phaenopyrum / Wash-ngton Hawthorn Males baccata Sentinel /Sentinel Crabapple Prunes cerasifera / Krauter Vesuvws Plum Prunus x yedoensis / Yoshino Cherry Pyres calleryana Chanticleer / Chanticleer Pear Synngia reticulata ivory S~Ik /Ivory Sdk Japanese Tree Ldac TT-2 24 Travel Lane w/ no On street Parking and Meandering Sidewalk Large Shade Trees Acer freemanu Jeffersred /Autumn Blaze Maple Acer platanoides Emerald Queen /Emerald Queen Maple Fraxinus pennsylvan~ca Urbarnte / Urbanite Ash Lmodendron 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 laponicum / Katsura Tree Gleditsia tnacanthos Shade Master /Shade Master Honey Locust Liquidambar styracrflua Burgundy' /Burgundy Sweet Gum Tdia amencana Redmond / Redmond Linden Zelkova serrata Village Green /Village Green Zefkova 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 actrve recreational component of the community park shall be constructed pnor to final subdivision approval for the first resrdentral development within the final master site plan area Each resrdentral single fami{y subdrvrsron shall include pocket parks that meet the following standards The srze shall be not less than the average lot srze of the lots wrthrn the subdrvrsron in which the park is located An open lawn area should be included Facilities for actrve recreation such as but not {united to, basketball courts, sport court climbing toys swing sets or other playground equipment shall be incorporated into every park Every subdrvrsron 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 in 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 Artrculat~on and overall massing/ bulk of buildings (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 vanety 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, remirnscent of the residential scale of the neighborhood At least one of the following methods shalt be included (i) Distinct+ve roof forms, (n) Changes in materials, (ni) Window patterns, and (iv) Color differentiation Pt•tched roof forms (1) Intent (a) To enhance access to views of the surrounding hil{s and forests (2) Standards (a) Required (i) Structures shall incorporate pitched roof forms hav-ng slopes between 4 12 and 12 12 (u) 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 (u) 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) Distmctwe roof forms, (ti~i) Arch~tecturai details such as decorative columns brackets, or trim, (~v} Change m elevation -three steps up are recommended unless the unit ~s specifically designed as ADA accessible, Window and door (1) Intent To maintain a lively and active street face (a) Required (i) Windows facing streets shalt be transparent (u) Windows and doors shall be surrounded by at least four-inch stock The trim at the top of the window ~s encouraged to be wider when it reflects the style of the building (b) Encouraged (i) Facades should include windows of varying size and shape (u) Where there are public spaces adjacent to the street or sidewalk budding 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 m ex~stmg 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 budding 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~ld~ng 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 variety in building facades, March 2006 Page 15 of 18 roofl~nes 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~ldtngs and adjacent streets (1) Intent To ensure that spaces located between buildings and adjacent streets contribute to the overall townscape, and reinforce budding style rather than merely to provide foundation planting (2) Standards (a) Buildings shall face a street or open space and avoid a twisted onentat~on (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 budding entrances, and define private courtyards At least two of the following features shall be used (i) Ornamental trees, at least twa-inch caliper, with regular spacing, parallel to the street (u) Hard-surfaced area containing seat-ng 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 LandscapingPurpose (1) The purpose of this chapter ~s 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 reducing 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 Subsfant~ve 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 2046 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) Gommerciai, office, mixed use, school, business and technology, and manufacturing/research 20 percent, Substantive requirements -Landscaping (1) Street Trees At tame of street construction, or time of development of the ad~o~ning land, street trees and related landscaping shall be provided in medians and parking strips w~thm the right-of-way in accordance with the city's public works standards Street trees shad 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 m 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 mter~or of surface parking lots with 10 or more stalls sha{I be landscaped with at least one tree per six stalls Substantive requirements - l~'aintenance and rrrlgatron To the extent necessary to remain healthy and attractive, ail 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 Muft~famify 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 budding, a public street, or at least 100 feet of open land or 55 feet for MFR buddmgs that mciude parking under the budding for a minimum of 75 percent of the budding ground floor area For MFR buddmgs not separated from a single-family residence by another budding, a public street, or at feast 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 distract 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 ad~o~n, and if the distance between two units ~s 10 feet then the distance between the other two shall be at {east 20 feet ) (b) For three-story MFR buildings, the front yard setback steal{ 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 ~a f, l 1; 1~ /< ~ I ~! `\ ~ .1~3~~" .il ... `~`1J3 ~yrXl~ ~'lI I~III I I 3 ~ ~ ytl~lf _ ~ ~~11 t ~ ---" - ~ --~'----n ~ !* ~ ~~ ~ ~~, (ti IS ~i ~ ~ li '~ i ~ ~ r~ o o _ ~~ ~ ~ ~~ r ~ ~} ~ o i ~~~~~~ ~~ ~ -- l ~~ ~ ~ ' /fj~~~Jll ~ ~~' ~~W i ~~ ~ ~` 1 `~(~IDIDIII ~, = ~~~ I ~ " ~ i ~~ 1 , P m ~ ~~ i I i ~-=~~ ~, I t La 1 0 i G "_~' W ~ i W~~~~1 ~~ 1111 ~~ ~ ~1, ~!"'~~~... ~ ~~V ~ ` ' ' ` ~ ~IIII]~ II fII l _~~.., L.,~1 LL l d t { Kt y1L i- _ aC ~ `L Q~ tlt~ ~ ` u ~0 2 0 t-~ ~a L a ~ a O ~i~, ga I~ k i ~ ~ V n a ; e -~ D 2 O 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