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Project Rev & Correspondence~~ THE A~ ~u1r YYAiNINOTON FAX TRANSMISSION CITY OF YELM COMIVIUNTTY DEVELOPMENT DEPARTMENT PO BOX 479 -105 YELM AVE W YELM WA 98597 (360) 458-3835 FAX: (360) 458-3144 TO: ~~ S'~ ~ d ~Y' DATE: FAX #: ~-~ ~ - 5 3 `~ -- ~~~~ PAGES: FROM: 1 (.;,r~v~, ~~.+fY`~ YY~Go--rte SUBJECT: `Prv~-~-~1~.. ~'v~- n ~ `1 COMMENTS: 7 ~P' including this cover sheet. ~ 'l~Q_ ~ ~~ ~~ ~ ~ tJ ~ ~~ . ~ ~- ~ ~~ I~c~~ ~ ~ ~ ~ ~~ t S y ~,~~ P 1 Gu~1~ *:k IF YOU DO NOT RECEIVE ALL COPIES, OR ANY COPY IS NO"T LEGII3LE, PLEASE CALL (360) 458-3835 As sooty AS Poss11;LE. Documcntl 16.12.220 Final application procedure. An application for final large lot subdivision, short subdivision, or full subdivision approval shall be submitted to the city on forms provided by the city and shall include the information set forth below. The accuracy of all information submitted on or with a subdivision application is the responsibility of the applicant. Any proposed final plat or application found to be inaccurate so as to mislead the decision-maker will be returned to the applicant with a request to correct such information. (Ord. 436, 1992). 16.12.230 Final plat application content. A. Each application for final subdivision approval, including short subdivisions, large lot subdivisions and final full subdivisions shall contain the following information. Specific items may be waived by the administrator if the administrator deems such information to be irrelevant or not applicable to a particular application. 1. Names, addresses and phone numbers of the owner, subdivider, engineer and/or surveyor; 2. A copy of any deed restrictions to be applicable to the subdivision; 3. A copy of any separate dedication documents; 4. Documentation of acreage to the nearest hundredth of each lot of one acre or more and square footage of each lot of less than one acre, and mathematical boundary closure of the subdivision, of each lot and block, of street centerlines, showing the error of closure, if any; 5. A final plat of one or more sheets with, at minimum, the following content: a. The date, scale, north arrow and legend; b. Controlling topography and existing features such as rivers, streets and railroads; c. Legal description of the subdivision boundaries; d. A complete survey of the section or sections in which the plat or replat is located, or as much thereof as may be necessary to properly orient the plat within such section or sections, including reference points and lines of existing surveys identified which relate to the plat including: i. All stakes, monuments or other evidence found on the ground and used to determine the boundaries of the subdivision. If a section breakdown is required to determine the boundaries of the subdivision, such section breakdown shall be shown. Location and monuments found or reset with respect to any established centerline of streets adjacent to or within the proposed subdivision. All other monuments found or established in making the survey of this subdivision or required to be installed by provisions of this title, ii. Adjoining corners of adjoining lots, blocks, and subdivisions, iii. City or county boundary lines when crossing or adjacent to the subdivision, iv. Section and donation land claim lines within and adjacent to the plat, v. The exact location and width of streets and easements intersecting the boundary of the tract, vi. Tract, block and lot boundary lines and street rights-of-way and centerlines, with dimensions, bearings or deflection angles, radii, arcs or central angles, points of curvature and tangent bearings. Tract boundaries, lot boundaries and street bearings shall be shown to the nearest second with basis of bearings. All distances shall be shown to the nearest one-hundredth foot, vii. The width and location of existing easements and rights-of-way and of easements and rights-of-way being dedicated; e. Prominent lot and block numbers beginning with number "1" and numbered consecutively without omission or duplication in a given block or subdivision and so placed as not to obscure any ©2002 Code Publishing, Inc. Page 1 figure. Block numbering shall be a continuation of blocks in any contiguous subdivision of the same name; f. Land parcels to be dedicated to any public or private purpose shall be distinguished from lots intended for general development; g. Net acreage to the nearest hundredth of lots containing one acre or more. B. The plat shall include the following statements, which may be combined where appropriate: 1. A statement by the public works director or by an appropriately licensed engineer or surveyor acting on behalf of the city approving the survey data, the layout of streets, alleys and other rights-of-way, design of bridges, sewage and water systems and other structures; 2. An acknowledgment before the auditor or another officer who is authorized by law to take acknowledgment of deeds by the person filing the plat or a certificate of the acknowledgment annexed to such plat and recorded therewith; 3. A certificate of consent to the preparation and recording of the plat with the acknowledged signature of all parties with any record title interest in the land being subdivided; 4. A certificate dedicating all parcels of land shown on the final map intended for any public use with the acknowledged signature of all owners of the subdivision; 5. A certificate with the seal of and signature of the surveyor responsible for the survey and final plat; 6. Certification from the county treasurer that all taxes and assessments for which the property may be liable have been duly paid, satisfied or discharged as of the date of certification; 7. Certification of examination and approval by the county assessor; 8. Certification of examination and approval by the county health officer; 9. Certification of title by a title insurance company, dated not more than 30 days prior to final plat application, with the names of all persons whose consent is necessary to effectively dedicate proposed streets and other easements; 10. Certification by the public works director that the subdivider has complied with one of the following: a. All improvements have been installed in accordance with the requirements of this title and with the preliminary plat approval, and that original reproducible mylar road, utility and drainage construction plans certified by the designing engineer as being "as constructed" have been submitted for city records, and/or b. An agreement and bond or other financial security have been executed in accordance with Chapter 16.20 YMC sufficient to assure completion of required improvements and construction plans. (Ord. 436, 1992). 16.12.240 Drafting standards. All final plats shall be drawn in accordance with the following standards: A. The final plat shall be clearly and legibly drawn in permanent black ink upon a stable base polyester film; B. The scale of the plat shall be one inch equals either 50 feet, 100 feet, 200 feet, or 400 feet; the appropriate scale to be determined on the basis of the area of the plat and following consultation with the public works director; C. Lettering shall be at least three thirty-seconds of an inch high; D. The perimeter of the plat or subdivision being recorded shall be depicted with heavy lines wider than the remaining portion of the plat of the subdivision; E. The size of each sheet shall be 18 by 24 inches; ©2002 Code Publishing, Inc. Page 2 F. A margin line shall be drawn completely around each sheet leaving an entirely blank margin of at least three inches on the left side and at least one-half inch on each of the other three sides; G. If more than two sheets are used, an index of the entire subdivision showing the arrangement of all sheets. Each sheet shall be numbered; H. The plat title, date, scale, quarter-quarter section and north arrow shall be shown on each appropriate sheet of the final plat; I. All signatures placed on the final plat shall be original signatures written in permanent black India ink. (Ord. 436, 1992). 16.12.250 Survey of subdivision and preparation of plat. The survey of the proposed subdivision and preparation of the plat shall be made by or under the supervision of a registered land surveyor of the state of Washington who shall certify on the plat that it is a true and correct representation of the lands actually surveyed. (Ord. 436, 1992). 16.12.260 Permanent control monuments. Permanent control monuments shall be established at each and every controlling corner on the boundaries of the parcel of land being subdivided. The public works director shall determine the number and location of permanent control monuments within the plat, if any. The type of monument will conform to the standards adopted by the city council. (Ord. 436, 1992). 16.12.270 Review period. Unless the applicant consents to an extension of time, final plats will be approved, disapproved or returned to the applicant within 30 days from the date of submitting the final plat application to the city. (Ord. 436, 1992). 16.12.280 Staff review and certification. Upon receipt of the final plat application, the city planner shall distribute copies to the public works director, county treasurer, the county assessor and the Thurston County health department. The proposed final plat shall be reviewed for conformance with the approval of the preliminary plat, and for compliance with provisions of this title. This review may include on-site confirmation of compliance. If the final plat conforms fully with all applicable regulations and standards, these officers shall sign or certify the plat as appropriate. (Ord. 436, 1992). ©2002 Code Publishing, Inc. Page 3 f ~-~ ~. YELM WASHENGTGN City of Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 FINAL PLAT PROCESS 1. Submit four copies of the plat map to building official for addressing. Submit Final Punch List Application to the Community Development Department. 3. Punchlist items addressed either by correction or entering into "Agreement for completion of Improvements and Repairs" with City of Yelm. Plat owner submits request to City for proposed items in agreement, along with estimated value. Final Plat Package (Items 1 - 3 above must be complete prior to application) * Completed application form with appropriate documentation and fee. Make an appointment to submit your application - (360) 458-3835 11 copies of the final plat map (see Yelm Municipal Code 16.12.220-16.12.280). Maps must be folded, rolled maps will not be accepted. * Documents requiring recording must be formatted consistent with Thurston County requirements (attached.) City staff will check the required box for all documents that are applicable to the individual plat. Along with this list, staff will provide the applicant with approved sample documents. The applicant must submit the appropriate document(s) or the application will be considered incomplete. R~ °~ Document2 9/01 Documents Lot Closures - 4 copies Plat Certificate, date not to exceed 30 days prior to submittal Warranty Agreement for all improvements Bills of Sale (water and sewer) Deferral Agreement - Waiver of Protest Storm Water Maintenance Agreement Water Rights Agreement Homeowners Agreement Summary of how all City Council conditions of approval and SEPA mitigation have been met. LID Segregation Application Documentation of Well/Septic/Drainfield Abandonment School Mitigation Agreement As-Builts Latecomers Payment Open Space Fee City fees Any additional items required per Final Plat Application Checklist Page 1 of 2 * Upon staff's determination that the final plat application is complete, the information will be distributed to the reviewing departments. In approximately three weeks all comments and corrections will be returned to the project engineer for action. * Following review and approval that the final plat conforms to all applicable regulations and the conditions of approval have been satisfied the plat will be forwarded to the Planning Commission for review and a recommendation to the City Council (YMC 16.12.300). After the City Council's receipt of the Planning Commission recommendation the Council will schedule the final plat for action at the next City Council meeting. * Upon City Council approval, the Mayor will sign the final plat. Following the Mayor's signature the final plat will be signed by all required departments, and forwarded to Thurston County Auditor's Office for recording, as per YMC 16.12.320. * As per YMC 16.04.150, the City of Yelm's policy is to issue one building permit (if available) after City Council approval and prior to recording of said plat. * Latecomer agreements for water and/or sewer can be prepared and considered by the City after final plat approval. Document2 Page 2 of 2 9/01 CITY OF rY'ELM COMIYIUNTTY DEVELOPMENT DEPARTMENT PO SOX 479 -105 YELM AVE 'W YELM WA 98517 (360) 43$-3835 FAX: (360) 45$-3144 TO: ~~ ~'n~C~~~ DATE: FAX #: r~5 ~ ~ J 3~ -- ~[~~9 PAGES: FROIVI: C~.~.: ~~.+M~ Y~-m Sj7BJECT: 'Prl~.~t,~,hn.c~ ~-~-i,~ COMNIEN'I'S: ~P including this cover sheet. r~.s ~~ ~~ J r ~~~-~ 5~ ~ ~-~ 1~ y l~.~s ~~ ~~- P~~Sr ~~ ~~~ T ~---~~ 1 a~ *'~ IF YOIJ DO Pf01' RECEIVE ALL COPIES, OR A,IYY COPY IS NOT LECIBLE~ PLEASE CALL {360) 43$-3$35 AS SOON AS Pd55IBLE. **#****~~~ -bbl£ 85b 09£ - ~~~ - A3p WWOp Wl3A- ***~x:xzx~x~~*****x:sssxs**~*~~*ssx*ss~*~**~*~~*xz~x:am*x*~~xs:ss - 1130 WWO~-Wl3A 30 Allp- £D~ZD~00 900/900 6£9£6£5£5Z~6 ~0 L00 uo!}eanp sa3ed •oN !al ~ aweN uo!~e}S 'oN b88d 'wwa~ •aN ups DL~DI 60-Inf ~ pu3 80~DG 60-Inf ~ ~a~~S Z££ ~ 'aN al!3 uaissimsueal AaomaW 3pOW ~~ GO aged *x***~*** OG~OG 3W11 **:~ ZODZ-60-Inf 31dp ~~~x*x~*~~:~~~x~~*xx~~~~~***~~**s~~* - laN~flOf 'WWOa - t*x*~*~*~* '~ LUBBESMEYER L CONSTRUCTIQN, INC. 1151 East 112th Street ^ Tacoma, WA 98445 ^ (253) 537-6370 ^ Fax: (253) 537-9163 April 16, 2002 Tami Merriman City of Yelm Planning Technician 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 Dear Tami, This letter is to address the items mentioned in your letter to Lubbesmeyer Construction Inc., dated March 21, 2002. We understand your concern on planting trees on property lines and/or in the immediate vicinity of utility and sewer lines. With the understanding that planting in close proximity to these items creates a potential problem in the future, we will plant the trees with as much space as possible but keeping with the overall number and concept of the landscape plan. We will fence the actual back property lines of lots 1-4 and leave the south property line of the open space area unfenced. We will plant trees under the power lines that will grow to a mature height of a maximum of 20 feet. I will plan on discussing our tree selection with you prior to planting. Selection will be selected from your provided tree list. As shown on the landscape plan, in red, we intend to meet the Open Space Improvement Plan by placing two permanent picnic tables on the western end of the open space area and shading them with two 1 '/s" cal. well branched Bowhall Maple ar from list. These shaded park benches along with the grassed areas will create a park like setting. The picnic tables are placed together an the western end of the open space area to allow the maximum area possible for open space playing. Please call if you have any questions. Sin ly, i '~ ~~ Paul Lubbesmeyer Lubbesmeyer Construction Inc. City of Yelm 105 Yelm Avenue West P.O. Boz 479 Yelm, Washington 98597 (360) 458-3244 March 21, 2002 Paul Lubbesmeyer Lubbesmeyer Construction 1151 East 112th Street Tacoma, WA 98445 Re: Landscape Plan Approval for Autumn Hill Dear Paul: Attached please find a revised and approved landscape plan for Autumn Hill Subdivision. As I stated on the phone, some of the trees, that are marked on the property corners, will need to be moved to allow for water or sewer lines that will be placed there. Also, please do your best to place a tree in the lot frontages of the cul-de- sac's. You show a perimeter fence on the north, west and south side of the property. For lots #1 - 4, please move the fence to follow the actual property lines of the lots. The open space should be left unfenced, except for the back property lines of the adjacent lots. The trees to be planted along Vancil Road will be under a power line. The Bowhall Maple is too large to be located under a power line. I have attached our street tree list for small trees. Please try to choose a tree that has a mature height of 20 feet. The other trees I have marked, need to placed away from any underground utility lines. Please provide me with an Open Space Improvement Plan, describing how you intend to meet the qualifications of Open Space. If you have any questions, feel free to call me at (360) 458-8496. Sincerely, Tami Merriman Planning Technician enc: Redlined Landscape Plan J i' ' ` City of Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 December 27, 2001 Anna M.B. Holt C.E.S. Northwest, Inc. 5308 12~' St. E. Suite B Fifie, Washington 98424 RE: Civil Engineering Review No. 2 Autumn Hill Subdivision City of Yelm Project No. SUB-01-8284-YL Dear Ms.. Holt: I have reviewed the plans submitted and dated 12/14/01. (Date of PE stamp). The following are comments from the above referenced plans and need to be addressed on the future submittal. I have organized these comments by general category. If you have any questions I have also included a set of redlined plans to clarify these comments. Sewer Plans: 1. No Comments Water Plans: 1. The Tucannon Ct SE. blowoff assembly needs to be located outside of the roadway asphalt. (this was shown on the redlined plans) 2. Add this line to the cover sheet's Water Field Verification Note, ALL WATER SYSTEM SHUTDOWNS WILL BE COORDANATED WITH THE CITY OF YELM. 3. Revise the water profile on Vancil Road to show the watermain over the storm crossing. Also revise the sewer profile to be 18" below the storm crossing. This information shows up one more than one sheet. Temporary Erosion and Grading Plans: 1. The proposed infiltration trenches will be approved as designed. By using this design the rear yards will have to be finished before the Certificate of Occupancy will be signed. If this is what the developer intends with this design than that is ok. If not you may want to discuss how this is to be accomplished. Note: The City of Yelm and DOE manual only allows 20 inches/hour with type "A" soils so the factor of safety really does not apply. Stormwater Report: 1. On page 3 of the report replace the 1.6 with 1.84. 2. In section 4 Wells and Septic Systems, add the methods used to verify there are no wells and septic systems that will be affected by this development. 3. In section 5 Fuel Tanks, add the methods used to verify there are no fuel tanks that are within 200' of this development. 4. See the comments in the roadway and stormwater section for the "bypass area". Page2of3 5. On page 9, it states, "Detailed calculations will be provided at the time the site development plans are submitted". Any additional calculations to be approved for infiltration need to be submitted during this review. If there are no other calculations to be reviewed please disregard this comment. 6. Page 11, section 11 replace county with city. 7. Page 12, section 12 add Olympic Air Pollution Control Agency Permit for removal of these structures. Roadway and Stormwater Plans: 1. The temporary cul-de-sac on Umtanum St. SE needs to be revised. The rolled curb needs to be located around the outside of the cul-de-sac in typical cul-de-sac format. This is a requirement from the roadway department. 2. Add a detail or specify on the plans showing what type offence is being installed. 3. The "bypass areas" of Vancil Road needs to be detained. This situation is a condition this development has created with the frontage improvements. The bypass area does not currently run off to the adjacent property. The City of Yeim does not use the 2001 DOE Stormwater manual so the 5 "bypass" conditions do not apply to this issue. Revise the plans to control this area. It appears that this issue can be resolved with 2 catchbasins and necessary conveyance piping. 4. Rolled curb inlets are required, specify on the plans. 5. Add a detail or specify what the roadway structural sections are. 6. As per our phone conversation, the deletion of the "bulb out" on Tucannon Ct. SE was approved. However the street section should still be as your design showed on the first submittal. Please revise this to reflect the first submittal. 7. Add detail 4-88 to the plans. 8. Catchbasin No. 1 does not have the required cover. All storm pipes need to maintain at least 1.5 feet of cover over the pipes. When calculating this depth make sure to include the crown of the road, thickness of the pipe and diameter of the pipe. 9. The inverts for CB #6 do not match from page to page. 10. A vertical curve is required for transition from Palouse Ave on to Tucannon Ct SE. The algebraic difference in grade is greater than 1 %. This requires a vertical curve. Misc. Information: 1. The mailbox location shown needs moved. In this location it will block the subdivision entrance. Revise the location to be shown further into the subdivision. The new location still needs to be approved by City of Yelm Postmaster. 2. You need to submit the streetlight plans. These need to be submitted and approved before civil plans will be signed off. 3. The gravel access road into the pond will be required per the DOE manual and the City of Yelm Public Works Department. Bollards can be added to control the traffic into the stormwater facility. This needs to be added to the plans. 4. The conditions of approval require the developer to submit an open space plan, fire flow calculations and a landscape and irrigation plan. Conditions of Approval dated September 17, 2001; 1. OK 2. Not Submitted 3. At final plat application 4. Under Review 5. Under Review 6. To be paid at Building Permit Issuance G:\Community Development\Project Files\SUB Full Plat Subdivision\8284 Autumn Hill\Civil\8284 Review No.2 122701.doc Pave 5 of 3 7. Under Review 8. To be paid at Building Permit Issuance 9. Under Review 10. Under Review 11. To be paid at Building Permit Issuance. This fee has been changed to $1,500.00 per a house connection as of January 1, 2002. 12. Under Review 13. Under Review 14. At final plat application 15. Under Review 16. Under Review 17. Under Review 18. Under Review 19. Not Submitted 20. Under Review 21. Not Submitted 22. Not Submitted 23.OK 24. OK 25. For your information 26. Must be completed before demolition permit is issued. 27. Not Submitted. Please review and revise your engineering drawings. When you resubmit your package, please send 4 revised sets and two drainage reports. If you have any questions or comments, please call me at (360) 458-8438 and I will be happy to further assist you. Respectfully City of Yelm Community Development ~ ~~~~ Jim Gibson Development Review Engineer Cc: Shelly Badger Cathie Carlson Tim Peterson Enc: redlined plans and stormwater report G:\Community DevelopmentlProject Files\SUB Full Plat Subdivision\8284 Autumn Hill\Civil\8284 Review No.2 122701.doc ~~F T~ ~ =r- ~~- ~; .- YELM , w,~sw~acroa December 4, 2001 Anna M.B. Holt C.E.S. Northwest, Inc. 5308 12`h St. E. Suite B Fife, Washington 98424 City of Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, Washangton 98597 (360) 458-3244 RE: Civil Engineering Review No. 1 Autumn Hill Subdivision City of Yelm Project No. SUB-01-8284-YL Dear Ms: Holt: I have reviewed the plans submitted and dated 11/9/C1. (Date of PE stamp). The following are comments from the above referenced plans and need to be addressed on the future submittal. l have organized these comments by general category. If you have any questions I have also included a set of redlined plans to clarify these comments. Sewer Plans: 1. No "Pig Port' is required at Sta. 4+99.60 on Vancil Road. 2. The sewer profile on Vancil Rd needs to be extended to the property line. 3. The high point shown on the Vancil Rd sewer profile requires an "air release assembly". (Approximately Sta.104+40) 4. No "Pig Port" is required at Sta. 9+90.00 at intersection of Palouse Ave. and Umtanum St. 5. The sewer main at Palouse Ave, is required to have an "air release assembly" at the highpoint of the main. This is approx. 2+69. 6. The sewer cleanout on Umtanum St. needs to be located outside of the asphalt roadway. 7. Remove the "Pig Port" Sewer Details 7-23 and 7-24 from sheet C14. 8. Please add Step sewer detail numbers 7-10 and 7-12 to the plans. 9. Please locate the Step sewer valve boxes at the property lot corners. This will alleviate conflicts with the driveways. 10. The city has a detail for double sewer valve boxes similar to the dual water meter boxes. The city would prefer you use this method of connection. It will cut the number of connections and maintenance to the main in half. I have included a detail with this letter. This detail is numbered 7-25. I will email the AutoCAD detail to you to place on the plans. 11. The step sewer mains need to be extended to the property lines. Water Plans: 1. The Umtanum St. blowoff assembly needs to be located outside of the roadway asphalt. 2. Add an 8" water valve to the main in Umtanum St. This valve will be located just after the 90-degree bend. 3. Please sho~r~ the thrust blocking, valve and tee on all fire hydrants. 4. The water main at the intersection of Palouse Ave and Tucannon Ct. needs a 4" adapter (FLxMJ) and an additional 8" adapter. 5. Move the 10" gate valve to the south side of the tee at the intersection of Vancil Rd and Palouse Ave. 6. The water meter boxes for lots 13/14 and 15/16 will be required to be H-20 load bearing when located in the asphalt. 7. Add water details 6-2 and 6-8 to the plans. 8. Are you going to need an irrigation meter? If so, a backflow prevention device is also required. Temporary Erosion and Grading Plans: 1. The proposed grading of the lots appears to have some to the surface water flowing off site. The grading needs to contain the surface flow of stormwater onsite. Lots 10 thru 14 will have runoff to the west; lots 15 thru 21 will drain to their back yards and cause standing water. If this area is large enough it will drain to the north to the adjacent property. There may be other areas that need to be addressed that I have not included. These issues need to be addressed in the revised plans. stormwater Report: 1. The report shows 1.6 acres in the Basin A. The actual area is 6.64 acres onsite plus the frontage area. How is the remainder of the stormwater runoff being accounted for? 2. The soils report needs to be stamped and signed by a licensed soil technician or a soils engineer licensed and registered in the State of Washington. 3. The Facility Summary Form needs to have the onsite and offsite impervious areas broken down. Also please include the pervious areas that are tributary to the stormwater facility. Roadway and stormwater Plans: 1. Vancil Road needs to have an asphalt return ramp for pedestrians to travel from the sidewalk to the roadway at the end of each sidewalk. 2. Replace the generic Neighborhood Collector street section detail with the approved detail 4-5 from the Development Guidelines. 3. Are you intending to install a fence instead of the required landscaping along the property lines? If so, this needs to be shown on the civil plans. 4. What is the Vancil Road profile showing? Is this the existing roadway centerline or right of way centerline or flow line? 5. Currently it appears that the stormwater is not being collected for the required improvements on Vancil Road. Approx. 50 feet on each end of the frontage improvements of Vancil Road will not be collected in the conveyance system. This area needs to be collected and routed to the stormwater pond. 6. Umtanum St SE cul-de-sac needs to have a sign located at the property line. This sign can be purchased at the Public Works department. The sign will read, "Future Through Street". 7. Add the City of Ye1m Locai Access Residential Street Section to the plans and remove the generic street section on sheet. 8. Please note that the centerline of right-af-way is not the same as centerline of roadway with the Local Access Residential street section. You may want to revise your stationing or make it clear in the plans. 9. The City of Yelm requires "bulbs" to be placed at the intersections of the Local Access Residential roadways. This project is required to have this feature at the intersection of Vancil Rd. / Palouse Ave. and Palouse Ave. /Tucannon Ct. This requirement is explained in the Development Guidelines and on detail 4-8A. 10. Add detail 4-8A to the plans. 11. Add the cement concrete approach detail 4-9 to the plans. The allowed residential approach width is 10 feet. 12. All storm pipes need to maintain at least 1.5 feet of cover over the pipes. When calculating this depth make sure to include the crown of the road, thickness of the pipe and diameter of the pipe. 13. All catch basins over 5' in depth need to be Type 2 catch basins. 14. The pipe slope between CB #5 and #6 appears to be incorrect. 15. The right-of-way width on Tucannon Ct. SE should be 56 feet. 16. A vertical curve is required for transition from Palouse Ave on to Tucannon Ct SE. The algebraic difference in grade is greater than 1 %. This requires a vertical curve. Misc. Information: 1. Please show location for mailbox clusters. You can request the city to meet with the City of Yelm Postmaster or you may do this your self. These locations must be shown on the plans to coordinate with other utilities, driveways and on street parking. 2. You need to submit the streetlight plans. These need to be submitted and approved before civil plans will be signed off. 3. There should be a gravel access to the bottom of the infiltration pond per DOE manual. This needs to be added to the plans. 4. The bioswale needs to be designed at 2% to 4% per the DOE manual. If less than 2% underdrains need to be installed. Please review and revise your engineering drawings. When you resubmit your package, please send 4 revised sets and two drainage reports. If you have any questions or comments, please call me at (360) 458-8438 and I will be happy to further assist you. Respectfully City of Yelm Community Development ~~ ~ ~ , Jim Gibson Development Review Engineer Cc: Shelly Badger Cathie Carlson Tim Peterson Enc: redlined plans and stormwater report City of Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 September 17, 2001 Mr. Paul Lubbesmeyer Lubbesmeyer Construction, Inc, 1151E 112th Street Tacoma, WA 98445 }fie: Prefirninary Plat Approval, SU3-~11-8284-YL- No#ice of Final Decision Dear Mr. Lubbesmeyer: On September 12, 2001, the Yelm City Counci! considered your application for the above referenced project. After review of the Planning Commission's recommendation, public hearing comments, and the staff report, the City Council finds that the project as conditioned below, to be consistent with the Yelm Comprehensive Plan and all applicable City policy and development standards. Pursuant to Chapter 15.49, integrated Project Review Process, a Preliminary Plat is a Type IV Permit and can be appealed in Superior Court as set forth in RCW 36.70C., JUDICIAL REVIEW OF LAND USE DECISION. As a result of the approved land use for the parcel, the affected property owners may request a change in property tax va{uation from the Thurston County Tax Assessor's Office. The project is approved subjec# to the following conditions of approval: Oeen Soace The applicant shall shift the open space to the East, to border on Vancil Road, keeping at least 14,460.5 sq.ft. This wi11 allow for public access as required in Yelm Municipal Code, Chapter 14.12, and vehicular access for maintenance. The applicant may increase the size of lots 5, & 6, if desired, keeping the minimum open space requirement. 2. The applicant shall submit a final improvement plan for the open space. The open space improvement(s) shall be located to the south of the stormwater faci{ity. The plan shalt demonstrate compliance with Chapter 14.12.050. Page . of 5 3. The applicant shall dedicate the open space to the City of Yelm. Transportation 4. Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm's Development Guidelines. Frontage improvements for Vancil Road shall be consistent with the section "Neighborhood Collector". Interior street improvements shall be consistent with the section "local access residentiaP'. 5. The applicant shall provide for continuation of streets as per YMC Chapter 16.16.060, 16.16.090, and 16.16.110. The applicant shall extend the proposed street to the property adjoining on the north. The applicant shall be required to sign the street "Future Road Connection". 6. The applicant shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The applicant will be responsible for a TFC of $757.50 per unit which is payable at time of building permit. Sewer 7. The proponent shall connect to the City's S.T.E.P System. There is an existing 3" line at the adjacent property to the north. A connecting 3" line line shall be extended across the frontage of the property. The S.T.E.P. System shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. 8. Sewer connection fees are charged at the current rate of $4,850 per connection, (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per a connection, also payable at building permit issuance. These fees will be assessed at building permit issuance for each lot. 9. Existing sewage systems located on-site shall be abandoned per Article IV Rules & Regulations of the Thurston County Board of Health Governing Disposal of sewage. Page 2 of 5 Water 10. The Applicant shall connect to the City's water system. There is an existing 8" watermain located on the adjacent property to the north. A 10" line shall be extended across the property frontage of the development. The on-site water system shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. 11. Water connections are based on a consumption rate of 240 gallons per day and are charged a current rate of $1,000 per connection (fee subject to change) inside city limits. One connection would be charged to each residential building lot. These fees are payable at building permit issuance. 12. Existing wells on-site shall be abandoned per Department of Ecology standards and documentation submitted to the Thurston County Health Department for review. 13. Water rights for the abandoned wells shall be dedicated to the City of Yelm. 14. All open space areas and planting strips shall have an irrigation system with a separate water meter(s). The applicant shall submit final civil plans to the Community Development Department for review and approval. stormwater 15. The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. The applicant shall compile a final storm water report along with construction drawings. 16. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells. 17. The applicant shall submit a storm water operation and maintenance plan to the Community Development Department for approval prior to final plat approval. 18. The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. Page3of5 Fire 19. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 20. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. Street Lighting 21. Per the City of Yelm's Development Guidelines, street lighting and interior street lighting will be required. A lighting design plan shall be submitted to the Community Development Department for review and approval. Landscaping 22. The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, open space, and stormwater facilities. Environmental 23. The applicant shall comply with the mitigation of the MDNS issued on July 17, 2001. Subdivision Name and Property Addresses 24. The applicant has submitted a subdivision name of Autumn Hill. The City will forward that name to the Thurston County Records Department for approval. Prior to submission of final plat application, the applicant will provide the Building Department with a plat map for addressing. General Public Works 25. The applicant shall submit a grading plan for review and approval prior to any on-site grading. 26. The applicant shall contact the Olympic Air Pollution Control Authority, 909 Sleater-Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure Page 4 of 5 any necessary permit(s) for the removal of materials containing asbestos and/or lead paint. Prior to issuance of a city building permit the applicant shaft demonstrate compliance with any OAPCA requirements. 27. The applicant shaft submit a demolition plan for all structures on the project site. The demolition plans shall address any requirements from the Olympic Air Pollution Control Authority permit. A demolition permit is required for the removal of existing structures. If you have any questions, or ifi f can be ofi fiurther assistance, please contact me at (360) 458-8496. Sincerely, Tami Merriman Planning Technician cc: Craig Deaver, C.E.S. NW, Inc. Cathie Carlson Jim Gibson Shelly Badger Tim Peterson Stephanie Conners Gary Carlson File Page 5 of 5 ~ 5308 12th St. E., Suite #B / • L i • NW Inc. Fife, WA 98424 CZZ~IjE11~ZI1C21'111~ Qi'"',SZfrUytll~ DD~~.//'~~ 1~1.1..~EN~D Phone: (253) 922-1532 Fax: (253) 922-1954 SEP 2 0 2001 Letter of Transmittal BY: TO: Tami Merriman Project No. 00133.0 City of Yelm Project Name: Autumn Hill 105 Yelm Avenue West Regarding:Preliminary Plat Yelm, WA 98597 Date: 9/18/01 WE ARE SENDING NO. COPIES DATE NO. DESCRIPTION 3 11" x 17" Revised Preliminary Plat Drawings THESE ARE TRANSMITTED: for review Tami, i am sending you several 11 x 17 preliminary plat drawings as you requested. If you require any additional information, please contact our office. 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Box 479 WABHINDTON Yelm, Washington 98597 (360) 458-3244 Date: September 5, 2001 To: Mayor Rivas, and City Council Members From: Tami Merriman, Planning Technician Re: Autumn Hill Preliminary Plat, SUB-01-8284-YL LIST OF EXHIBITS: Exhibit 1-Site Plan, dated Jul O7, 2001 Exhibit II -Public Hearing Notice Exhibit Ill -Mitigated Determination of Non-Significance Exhibit 1V - SEPA Comment Letters Exhibit V -Applicant Letter Requesting Variance Exhibit Vl -Revised Site Plan Showing Continuation Street PROPOSAL: The applicant proposes to subdivide 6.64 acres into 26 single-family residential lots. The proposed plat includes stormwater facilities, open space, and new streets. Project Applicant: Lubbesmeyer Construction, LLC Location: The project site is located at 10847 Vancil Road, on the southwest side of Vancil Road, south of the Yelm Ave. /Vancil Road Intersection. STAFF REPORT -SUMMARY STATEMENT AND DEPARTMENT RECOMMENDATION: Staff recommends the City Council approve the above referenced project as forwarded by the Yelm Planning Commission. The Planning Commission held a public hearing for this application on August 20, 2001. At the hearing, two items were prominent in discussion. The applicant had requested a variance from the requirement of a continuation road to adjoining parcels, Condition #5, and requested the removal of Condition #16, Individual drywells. The applicant provided at the hearing, a revision to the plat to show the continuation of the street to the parcel adjoining to the North. Staff and Planning Commission accepted the proposed cul-de-sac. The applicant would like to direct stormwater runoff from roof drains directly into the stormwater facility, not individual drywelts. R"Community DevelopmenP,°roject Files~SUB FuI1 Plat Subdivision18284 Autumn Hili~,8284 Staff Report to council.doc Page 1 Of 6 Although the stormwater Manual allows for both practices, staff supports the practice of individual drywells, based on the fact that individual drywells reduces the size of stormwater retention ponds, and seems to be best suited for the soils and drainage in our area. After discussion, the Planning Commission included in their motion to recommend this application for approval based on conditions stated in the staff report, leaving the decision regarding individual drywells to staff. Based on the Analysis and Findings presented in the Planning Commission staff report dated August 7, 2001, the public testimony received at the public hearing August 20, 2001, and as conditioned below, the planning Commission has determined the proposal meets all land use codes, and development requirements of the City of Yelm, and is consistent with the Yelm Comprehensive Plan. Conditions of Approval. Open Space 1. The applicant shall shift the open space to the West, to border on Vancil Road, keeping at least 14,460.5 sq.ft. This will allow for public access as required in 16.14, and vehicular access for maintenance. The applicant may increase the size of tots 5, & 6, if desired, keeping the minimum open space requirement. 2. The applicant shall submit a final improvement plan for the open space. The open space improvement(s) shall be located to the south of the stormwater facility. The plan shall demonstrate compliance with Chapter 16.14.050. 3. The applicant shall dedicate the open space to the City of Yelm. Transportation 4. Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm's Development Guidelines. Frontage improvements for Vancil Road shall be consistent with the section "Neighborhood Collector". Interior street improvements shall be consistent with the section "local access residentiaP'. 5. The applicant shall provide for continuation of streets as per YMC Chapter 16.16.060, 16.16.090, and 16.16.110. , is R'Community Developmenc.Project FileslSUB Full Plat Subdivision\8284 Autumn Hill`,6284 Staff Report to council.doc Page 2 of 6 > > h c~v+ani-1 +ho nrnnncorl ~+root C~c+ ~r+ +ho nrnnorhi ~~ininic~n nn +ho E`oct ~i . , ~ f The applicant shall extend the proposed street to the property adjoining on the north. ., ., The applicant shall be required to sign the street "Future Road Connection". 6. The applicant shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The applicant will be responsible for a TFC of $757.50 per unit which is payable at time of building permit. Sewer 7. The proponent shall connect to the City's S.T.E.P System. There is an existing 3" line at the adjacent property to the north. A connecting 3" line line shall be extended across the frontage of the property. The S.T.E.P. System shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. 8. Sewer connection fees are charged at the current rate of $4,850 per connection, (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per a connection, also payable at building permit issuance. These fees will be assessed at building permit issuance for each lot. 9. Existing sewage systems located on-site shall be abandoned per Article IV Rules & Regulations of the Thurston County Board of Health Governing Disposal of sewage. Water 10.The Applicant shall connect to the City's water system. There is an existing 8" watermain located on the adjacent property to the north. A 10" line shall tae extended across the property frontage of the development. The on-site water system shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. R:\Community Devetopment~Project Files~SU6 Full Plat Subdivision\8284 Autumn HiI1~8284 Staff Report to council.doc Page 3 of 6 11. Water connections are based on a consumption rate of 240 gallons per day and are charged a current rate of $1,000 per connection (fee subject to change) inside city limits. One connection would be charged to each residential building lot. These fees are payable at building permit issuance. 12. Existing wells on-site shall be abandoned per Department of Ecology standards and documentation submitted to the Thurston County Health Department for review. 13. Water rights for the abandoned wells shall be dedicated to the City of Yelm. 14.A11 open space areas and planting strips shall have an irrigation system with a separate water meter(s). The applicant shall submit final civil plans to the Community Development Department for review and approval. stormwater 15.The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. The applicant shall compile a final storm water report along with construction drawings. 16.A11 roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells. 17.The applicant shall submit a storm water operation and maintenance plan to the Community Development Department for approval prior to final plat approval. 18. The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. Fire 19. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 20.The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. R:\Community DevelopmentlProject Files\SUB Full Plat Subdivision~8284 Autumn Hil1~8284 Staff Report to council.doc Page 4 of 6 Street t_ighting 21. Per the City of Yelm's Development Guidelines, street lighting and interior street lighting will be required. A lighting design plan shall be submitted to the Community Development Department for review and approval. Landscaping 22. The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, open space, and stormwater facilities. Environmental 23.The applicant shall comply with the mitigation of the MDNS issued on July 17, 2001. Subdivision Name and Property Addresses 24.The applicant has submitted a subdivision name of Autumn Hill. The City will forward that name to the Thurston County Records Department for approval. Prior to submission of final plat application, the applicant will provide the Building Department with a plat map for addressing. General Public Works 25.The applicant shall submit a grading plan for review and approval prior to any on- site grading. 26.The applicant shalt contact the Olympic Air Pollution Control Authority, 909 Sleater-Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure any necessary permit(s) for the removal of materials containing asbestos and/or lead paint. Prior to issuance of a city building permit the applicant shall demonstrate compliance with any OAPCA requirements. 27. The applicant shall submit a demolition plan for all structures on the project site. The demolition plans shall address any requirements from the Olympic Air Pollution Control Authority permit. A demolition permit is required for the removal of existing structures. PLANNING COMMISSION ACTION The Yelm Planning Commission held a Public Hearing regarding the proposal on August 20, 2001. After review of the staff report, public testimony, and discussion, the Planning Commission made a motion to recommend to City Council approval of R:\Community Development\Project Files\SUB Full Plat Subdivision\8284 Autumn Hill\8284 Staff Report to council.doc Page 5 of 6 the project as conditioned in the staff report, leaving the decision regarding individual drywells to staff. CITY COUNCIL ACTION The City Council may take one of the following actions: Approve Case #SUB-01- 8284-YL as forwarded by the Planning Commission; Approve the project with modifications to the Conditions of Approval; Return the application to the Planning Commission for further review; or, Deny the land use application. R:\Community Development\Project Files\SUB Fulf Plat Subdivision\8284 Autumn Hi1118284 Staff Report to council.doc Page 6 of 6 CITY OF YEL1Vi Pro;e;$ Proposal & Site Plan EXHiSI i 1 SUB-a'1-8284-YL SITE PLAN -JULY 5, 2001 AUTUMN HILL PLAT A POdi108 OF 5?C. 30, iWP. i7N SW U! GF if:°- N: 4'4 AGe. ??, W.nl., i ~UnS i ON CCUY'i Y, WA:NR!' 'CN i ~ l :'~~r ~.ia..e "ir' . ~ p. • ~ ~~i .~ '''+~~ ns` us arrmveS a-+.v:+.~v ~ -z.~ `'. • axaxaa•,_s,anmxar~ +r'~i'mxuGaa'ix.t~.-.a'cc." r°y l ~. .:,~'.:~ 3 . ,a a""` wvxs~.c-~raax ~'y - 3'`~'•'~I ; `i - o~.~~axrnav:~+rov~- (J _ me n:;a- .-. ~ ~ :a >ic.,.vuc:.u wv aan ._.. ,,.+ ~ ~ u ~ i .sxmaF..exmrr..~vnar r w:xvec •"~exna~a ~v • ° ~.. ~ ~°•~+i .,: ~~' a c.m w~'rr. xcxisv.er ~ "' w • xm.asiooex exvxe secs - SII1tY,T 9T SIF f-OA~iA w.na ee m it r.~.i.^+rrs -.,r m ~ a P~~ A j ti ~ ~ !!iffi3 ~43 )~Si9f 9t i+a 0 CJ ~ LRCOIAflR ..w at ~ ane uor+o[ ~a> ~cG~ a nar •m e.... Tta J. .. . -EY~OPEA Mt117'3 canner ._._ ai tcv ~. a - - sa.ve m r wram A _ ,..ox STST6TICSL 3AESX-OAN .',F PflOJECT a~.,a~r<ur.-s r. ~ ~ xc .e y:°nc sa a ° iarnc`~.~mva~`~-~.s wau`a v~xsx ate` am ....~. anc, O°~i° 0 uGrrM~~C~ ni °t~ ~9~ _ 0.P+~AL't'.'n.PO ~ve~y xl _ :uv =rttu".''Karr ~w~ Div ertr:y ~v. °Y w¢.n arT n1w~RW Ka KT'.w ~~v+ M~x~'.'C a~•~' •'a~' I' I•v_ ^",~.. ... , .,.. / ~ lC~:lt i'., ::i: ieiSEY'IAC_,_ ~ ~ _:. _, I.... :..,... r~ F 4 a r as J ~ z~ II-= a6 t,: < f;.. i Exhibit i, Pz~a 1 ,Date: August 20, 2001 ~1TY 4F YELt41 Pu8L1C+ ~EAR11~G NO~~ ~, EXH-B1T i] SUB-0~-8284-YL PUBLIC HEARING NOTICE NOTICE OF PUBLlC HEARING YELMi PLANNING C01vi~11SSi0N DATE: Monday, August 20, 2001, 4:00 p,m. PLACE: Council Chambers, City Hall, 105 Yelm Ave W,, Yelm WA 98597 PURPOSE: Public Hearing to receive comments on a 28 Iat Residential Subdivision, Case SUB-01-8284-YL APPLICANT: Lubbesmeyer Construction, LLD PROJECT LOCATION: 10847 Vancil Road, South of the Vancil Road/Yelm Ave. Intersection, on the West, Yelm, WA The Yelm Planning Commission will hold a public hearing to receive comments on a preliminary plat application to subdivide 6.64 acres into 26 single-fiamily residential lots. The Planning Commission wilt make a recommendation of action to the City Council. The City Council will act upon the Planning Commission's recommendation at their September 12, 2001, regularly scheduled meeting. Testimony may be given at the hearing, or through any written comments on the proposal, received by the close of the public hearing on August 20, 2001. Such written comments may be submitted to the City of Yeim at the address shown above or mailed to City of Yelm, Community Development Department, PO Box 479, Yeim WA 98597. Any related documents are available for public review during norma{ business hours at the City of Yeim, 105 Yeim Ave W., Yelm WA. For additional information, please contact the Community Development Department at (360) 458-3835. The City of Yeim provides reasonable accommodations to persons with disabilities. If you need special accommodations to attend or participate, Gail the City Clerk, Agnes Sennick, at (360) 458-8404, at least 72 hours before the meeting. ATTEST: City of Yelm ;( . Agnes 82r~rick; City Clerk ~..:.5~» ..~ ~i,_ ,ii5~ ~`~~l~`%^'i.~,iC;lj. ~ ~;~c,J, r.'~ ~. ~~. G~h,~. ~S:_~ :i .^"~: vile. r1i :CS. ~:"-SS ~iC,J. r.~ 'icy (, LCO f. ~`!t?I'~:~ ;,,r~?^S.~i ~i v.~iG ~~!' GY.i•.O r,.. :.. G f.,. 1 J _ (` Exhibit II, Page 1 ~~ Date: August 2n ~nn~ CITY OF YELM M1~1~S ~xl-VISIT 111 S~l~-Q1-8284-Y~. SEPA N0: 828^-. MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Lubbesmeyer Gonstruct'son, Inc. description of Prepesal: Subdivide 6.0^ acres into 26 residential lots Location of the Proposal: The project is located on the cast side of Vancii Road, south of the Yelm Ave., Vareil Road intersection. Section(i'ownship(Range: Section 30, Township 17N, Range 2E, Tax Parcel numbers 22730130900 & 22730130800. Threshold Determination: The City of Yelm as lead agency fog this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21C.030(2}(c}. This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Shelly Badger, City Administrator Date of Issue: July 17, 2001 Comment Deadline: 5:00 p.m., August 1, 2001 _ ~~ SHeIYy Bad~er-City ~Jministrator This Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Catherine Carlson, Community Development Director, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., August 1, 2001. The City of Yelm will not act on this proposal prior to 5:00 p.m., August 8, 2001. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., August 8, 2001. You should be prepared to make specific factual objections. Contact Cathie Carlson, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may inciude out ere not limited to the City of Yelm Comprehensive Flan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm water Drainage Design and Erosion Control ~~Aanual (DOE), Uniform Building Code, State Environmental PolicyAct (SEPA) Title (1 ~?), Road Design Standards, Platt.ng and JL'OdIVISIOn I liie (i O), and the .~..hOrelln2 ~~1laster Pr Og(am. Do No ~ ru~~ .~,~ s~_aly ;HIS url_ --~.:.,:is,-ed: ~:~~ .. ',~alle~~ i'J ~~i1 C, , riC a'!..:Ui;i =ni, 2Qn i .-._., „ ,..• .. 3; 9.;~. ~l~/°C"OSC.c~. u'U1'f , O. Grri' i .~.. 1-i~ 3J .0. .li ~_ ~.~.7 J'r'...C7~~j ..., ~ vC. , „ ...~, r~.~ ,S. C~~ ?~~- ;Oi'. :~; G, -^, OsVf'.,.... '1'1 e.. .~j:. c,l. ;;I ~ 0. C~. V.. Exhibit III, Pa~}e 1 Date: August 20, 2001 CfTY OF Y~f_Ni M~1~1S Ex~ffsfT 111 SL~~-O~-S2$4-~!L ATTACs~MENT Sc°A CASE NO.: 8284 This Mitigated Determination of Non Signifiicance is based on the project as proposed and impacts and mitigation reflected in the following: a Environmental Checklist (dated May 30, 2001; prepared by C.F.S. NW, Inc.) ® Preliminary Stormwater Report (dated May, 2001, prepared by C.E.S. NW, lnc.) And the fiol{ewing conditions 1. The applicant shall mitigate transportation impacts based on the new p.m. peak hour trips generated by the project. The Transportation Facility Charge (TlrC) shall be based on 1.01 never p.m. peak hour trips per residential dwelling unit. The proponent wi{I be responsible fior a TFC of ~ 757.50 per unit which is payable at time of building permit. 2. The proponent shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. 3. OAPCA and City Demolition permits are required for the demolition of the existing structures. Existing wells, septic tanks, and septic drainfields are to be abandoned as per State, and County regulations. Exhibit Iii. Page 2 Date: August 20, 2001 CITY OF YELM SEPA COMMENT LETTERS EXHIBIT 1V SUB-01-828-YL ^'.!J-0 i -2001 W.ED 12 ~ O1 PM DOE SW P,EG10N~9L OFF 1CE FAX ~l0, 4256497098 P, 01/02 ~~ s ~ _ ~P• 2 :! } STATE OF WASHINGTON DEP~RT;1~lENT OF ECOLOGY P. d. BoX ~{iii5 • Dlympi~ W~S~inp Dn 98504-7775 • (~bf1) ~lOT-53A0 ~ucust 1, 2001 Ms. Catherine Carlson Community Development Director City of Yelm PO l3ox 479 Yelp, WA 98597 Dear Ms. Carlson: Post-it' Fax NCte 7571 Date pag°as~ ro From CoJDapc. Ca Phony p Phone z Fsx D ~ F2x '"hank you for the opportunity to comment on the miti;ated determination of nonsignifieanee for the subdivision Df 6.64 acres into 2G residential ?ots (Autumn Hills Preliminary Plat) located on the east side of Vancil Road, south of the Yelm Avenue/Vancil Road intersection as proposed by Lubbesmeyer Construction, Inc. We reviewed the environmental checklist and have the follo~vino eomrnents: SrPA Coordinator: If this SEPA document does not address on- or off-site work related to infrastructurz including utilities and/or roads, the SEPA may need to Ue revised to reflect this information. Water Quality: erosion control measures must he in place prior to any clearing, grading, or construction. These control measures must be effective to prevent soil from being carried into surfacz water by stormwater runoff. Sand, silt, and soil will damage aquatic habitat and are considered pollutants. Any dischar~~e o2 sediment-laden runoff or other pollutants to waters of the stag is in violation of Chapter ?^.=S.1tJater Pollution Control, and IVAC 273-Z01~1, Water Quality Stsndards for Surface Waters of the _._:: ~i Wzshington, and is subject to eniorczmc:it action. Proper disposal or" corst:.~ct;or. deoris roust oe on lend in such s manner t:12t debts carrot enter thz drama; ditch or case ..~,.r quality dew adadon ofsiat~ ~.3•atcrs. Uuria? con;tr_:ctior, °l~ ....~'SC: OI Ol'S i` ?'3' ' i r. ~: ,,:... Jr t- - v~~ liic iuics. Ic ]s, otl:_r ~eu~.e odic ~, pat^t., soi. .t~ ,%^d OiI';~" Ct, ...CUSS P.la:_:i?.li ...,:5: 0° =OCCZ;:ICC: er:: ._.: C'!~C to 3 r^.Hri:,~: C.hcC';1:. ~ ,.:;i .:,Ci: 'JLiC~2"_^!.' t0 ,.....'~ ~?:G :C:1~ G: i'_ .t9:.. 1 ~.~ ,....~..w7 0: =D:~:S _:1C11d i~:<: 7'°___~Cr:.. 0'•... Oi:.,.: .:0:~: .._ ?f2o' ~nG_. :ii: _, _.. _. E! J85C...._ .`.:0.......~.?.. ]. ..._. ~?C:.... l5 .__ .. .._ tGf J0:'~__"G~ Si.__ a C]r_. ..:..:7'.,. 3Cf:S ~Z~:rtcr Resource: -.._ .m: .._....... _~~ ~;. ~,,,_ .`o; .. _.. . 'i:_ ~::c :o v'~._---,r !^_ ~nca:i~l;,. n ~:i _xi~:. _ ~.v~i.,. . . ..~,_..:,~ J'li~ .,.~.., .. .,~....__,._~ -C:_ ..~..:'Cn' .._~... :rr"= Sl:;~,.iI::C. !0 i7q:0,T,i . S ilC:Cr::CC 1.'1 :~ Exhibit I'/, Page 1 Date: August 20, 2001 CIrY o~ YELI~i SEPA COMMENT LETTERS EXH 181T i~ S U 8-01-8284-YL _~-^-%"^' WAD 12;01 Pi( D0~ S~1 P,EG~OKAt OrI:iCE FAY ~0, 42Fo49i098 bis. C'.ath;.rine Carlson au'ust 1, 2001 Psge 2 bVAC i73-f f,0-~1~15. This includes resource protection we11s and any dewaterin~ wells installed dut'irtg tl'~e construction pirasc: of thr project. P, 02/02 The ~Ir013~[ll A•lanagerr~ent Act (Section 63} recluires an •applicant to suUrnit evidence of an adequate water supply beiot•e a Uuildinb permit can be issued Cor'any building rzquiriug potable :eater. "1"he water purveyor is re; ponsibic For ensuring that the proposed use(s) are within the limitations of its water rights. If you have any questions or would like to respond to these comments, please: ca11 YIs. l'Iargaret Hill ~'>"%a;er Qaality) at (3GU) 407-0?~16, yfr. Don navidson (1~'ater Kesourccs) at (36U) 407-027ii or! can ~c :cached at (360} 407-6787. S' e rely, j~cari Rolcstad SFP~ Coordinator Southwest Regional Office ?CI2:aw (01-=1806) Don Davidson, SWRO/WR 1~Iargaret IIi11, SWRO/WQ Exhibit I`J, Pare 2 Date: August 20, 2001 ~,~ ~F Y~L;~ SEPA COMMENT LETTERS EX~iI~IT IV ~ll~-01-8284-YL "'~~'.~~~u, - - __~~- ~'ELI~I COI~II~IUNITY SCHOOLS tii~7~ere ail sncdenis can lea~~a cznd gr-oiv Erling Bi.rlland Director of Facilities June la, 2001 Ms. Catherine Carlson City Planner City of Yelm PO Box 479 Yelm, Washington 98597 RE: Autumn Hill SUB-O1-3234-YL Dear 1YIs. Carlson: Yelm Community Schools requires Mitigation Agreements for sub-divisions of five or more building sites. Please include the Mitigation provision as part of the SEPA requirements for the above referenced sub-division. Should you have any questions please call me at 453-6123. Sincerely, Er ~ g ~I. BLrT~and~ ,-~. F. cilities Director Yelm Communi~-: Schools Exhibii IV, Page 3 Date: August 20, 2001 CITY OF YELlU] APPLICANT LETTER REQUESTING VARIANCE ~XHlBlT V SUS-01-8254-YL ~o ~o o ~VI3'hzc. Cia-i1 Ej~glnzeraJ~ c;' Sr.i•,~~~tfd i7L „-~.. ._~ ~~~ (J ~ ...s_ t.° -- ~:r T •::;~.~ 5308 12~ti Street cast, Suite B Fiie, WA 98424 Phone: (253) 922-1532 Fax: (253) 932-1954 ceservices@Gwest.net May 8, ?001 NIs. Tami Merriman, Planning Technician City of YeIrn 105 Yelm Avenue West P.O. Box 479 Yelm, WA 9897 Project: Autumn Hill Preliminary Plat, Application SUB-O1-8?84-YL Subject: Traffic Report Dear Ms. Memman The enclosed copies of the Autumn Hill Plat have been revised per the comments in your letter dated June 29, ?001. However, Item #12 has not been addressed because my client would like to request a variance from constructing a "continuation of street." Please call me so that we may discuss the variance and any questions that you may have. Thank~au/ / , ~' i ~~,=~" - .~~ Craw eaver Prr(icipal Enc: ~ Re~:ised .autumn, Hill Preliminar•~ Plat clans Ci I~:.i~ 1 _.~_~ji??~ .. _......~~:.... ... ~O:i$i;,1~i:0!?. ~ ~_ ~ - ~,ii? ~i,~.'.i .. t-.~1:~?[?. 1.`.-.. `/~~__~ Exhibit V. Pace 1. Date: August 20, 2001 CITY OF Y~L~ REVISED SITE PLAN 8/20/01 EXHIBIT 1~! SUB-®~-8284-YL r ~r : CAS NUS i idG . . I A ~¢ k ~ 1 2~3 92? 15~? tt tl i Nd.31" ~ ~ll l 1 ~ WSJ\'~~~~__- ' ~` \~~, I `~\`:: ,;~ I~ . \\ ~- ~. , i 8.~.'X ~, '~ ppN F 7 -ilk;:, !~ .~ . . ~! ;20: ;i, ~r7~ T"_<_ ____~-l\ ~r_ ::~~i_"~=,: ., ~~ ~~ %a3t _':.p .. . i ~ ~ III 1f • t ~; ~ :~ i ~/~ ~ I~ i3"4!' I t+/f: I I li i I )~ j J ."mot.,,: 11W ~ j ~ i - -.j i t f '1-~. ~,l~A~, / , ~ ~ ~ I: l TIC y.ti °~~ Jr' ~ ~, I ( I'a '1 9.2:i:r ~ I aJJ: s' / sc' r ~L°,f i . ',. yf~ ~ li ~^, ..2!S Iw t I=II ~I II ' it `I ~i I '• ' I I i . I ' ~ _ fir'. ----J 1 ~ .__~~_~ .I' 'c:+iil Jul. ~ ~~. ~ t__... .,p . ~ ~ o I ,, ~. OS/'?O! %00 ? 1 a : ~u , ;;iJ P .001 ;• i.t..~_-_-__~ ,J. ..,, ~,~ ~t ,:'r t: `f Exhibit VI, Page 1 - Date: August 20, 2001 From:CES NON INC. x~ ~f ;~ :. ~a,~~s~~s 88a371G'E f~ ~e= axi~nu~ ai n[ ilocmh, .~ 4tMllrl .x9 NE9i R'N~P.'r un[s 253 922 1954 08/20/2001 14:30 #453 F.001 I it j'tj ~ li: 1 9,272 SK e I~~. ~ ~ 9rNJ SF II I ~ I I J l II I I !, I I ~ ,, s__ __ __ _ __ --- - gafl^.p•te'w e~d.31" ~ c 1 'J^•1 ` ~ I !0.5'x. I2Lv i`~ ;! `~j I I'~ ~ i r- ~. ~'t:------ ' , ,l~ i `.ti`. _ , i i ~~ ~~` 1 I I *~ I \ 5 tr ~ ~ ~ ~ ~ '' I ~ 8'~'~ I y ~ `~l~~,o?q' I y ~ ~` . ` -y . ~ 11 iy I ~Z fff l i ~ ~~ I t f r i N OI 'I , i 7753:! 1 ` .J ~--~ 499_55"p --........ + i 1 y' ~ I ti I I *I ! I I I, I ~ I ~I~ r ~\ 7,73{ 5f ^- i.~ - - -irk. ' '••y SENfH S>fp {~ ____• i I~r__--- •~ ~ r t,`J 1 I _ t~ 4 I ~~1 f ir[~~ iPl~ I B,J85 ~ ~ w.y ~ 6'z'r ~ , Ili' 3 I ~! ' ~ w~ ~ ~I I I ~~ 1 ~a~- "II I i I 1 -- -~ --~ - I--'---"'-'~-~ yI I-•t' Jl -~at1 Et1 r I 6 - I 1<}itJl 5. rf Mk?7tl2i'r 6N.N NOTICE OF PUBLIC HEARING YELM PLANNING COMMISSION DATE: Monday, August 20, 2001, 4:00 p.m. PLACE: Council Chambers, City Hall, 105 Yelm Ave W., Yelm WA 98597 PURPOSE: Public Hearing to receive comments on a 26 lot Residential Subdivision, Case #SUB-01-8284-YL APPLICANT: Lubbesmeyer Construction, LLD PROJECT LOCATION: 10847 Vancil Road, South of the Vancil Road/Yelm Ave. Intersection, on the West, Yelm, WA The Yelm Planning Commission will hold a public hearing to receive comments on a preliminary plat application to subdivide 6.64 acres into 26 single-family residential lots. The Planning Commission will make a recommendation of action to the City Council. The City Council will act upon the Planning Commission's recommendation at their September 12, 2001, regularly scheduled meeting. Testimony may be given at the hearing, or through any written comments on the proposal, received by the close of the public hearing on August 20, 2001. Such written comments may be submitted to the City of Yelm at the address shown above or mailed to City of Yelm, Community Development Department, 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 the Community Development Department at (360) 458-3835. The City of Yelm provides reasonable accommodations to persons with disabilities. If you need special accommodations to attend or participate, call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 72 hours before the meeting. ATTEST: City of Yelm ~~ i ~ ~~ ~~ Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, August 10, 2001. Posted in Public Areas: Tuesday, August 7, 2001. Mailed to Adjacent Property Owners: Tuesday, August 7, 2001. O~ THE ~~ a FAX TRANSMISSION CITY OF YELM COMMUNITY DEVELOPMENT DEPARTMENT PO BOX 479 -105 YELM AVE W YELM WA 98597 (360) 458-3835 FAX: (360) 458-3144 TO: Craig Deaver, CES NW, INC DATE: FRIDAY, AUGUST 10, 2001 FAX #: 253-922-1954 PAGES: 10, including this cover sheet. FROM: Tami Merriman, Planning Technician SUBJECT: Autumn Hill Preliminary Plat -Staff Report COMMENTS: Craig: Attached is the staff report being presented to the Planning Commission on August 20. I did not include the attachments, as you have most of them. If you have any questions, please give me a call at the number above. Thanks, Tami * * IF YOU DO NOT RECEIVE ALL COPIES, OR ANY COPY IS NOT LEGIBLE, PLEASE CALL (360) 458-383$ AS SOON AS POSSIBLE. C:\Community Development\Project Files\SUB Fulf Plat Subdivision\8284 Autumn Hill\Fax to Deaver.doc / ~~~ 'iHF A~9 • a ~.. Ci o Yelfn d M ~~ 105 Yelm Avenue West P.O. Box 479 YELM Yelm, Washington 98597 WABHINOTON (360) 458-3244 Date: August 7, 2001 To: City of Yelm Planning Commission From: Tami Merriman, Planning Technician Re: Autumn Hill Preliminary Plat, SUB-01-8284-YL LIST OF EXHIBITS: Exhibit I - Si#e Plan, dated Jul 07, 2001 Exhibit II -Public Hearing Notice Exhibit ll! -Mitigated Determination of Non-Significance Exhibit IV - SEPA Comment Letters Exhibit V -Applicant Letter Requesting Variance A. PUBLIC HEARING OBJECTIVE: The Planning Commission must determine if the proposed project is consistent with the City of Ye1m's Comprehensive Plan and applicable Municipal Code(s). After consideration of the facts and public testimony, the Planning Commission must take one of the following actions; request additional information from the applicant and/or staff, continue the public hearing, or make a recommendation of action to the City Council. B. PROPOSAL: The applicant proposes to subdivide 6.64 acres into 26 single-family residential lots. The proposed plat includes stormwater facilities, open space, and new streets. C. DEPARTMENT ANALYSIS AND FINDINGS: 1. ~plicant. Lubbesmeyer Construction, LLC 2. Location. The project site is located at 10847 Vancil Road, on the southwest side of Vanci{ Road, south of the Yelm Ave. /Vancil Road Intersection. 3. Public Notice. Notice of the Public Hearing was pub{ished in the Nisqually Valley News on Friday, August 10, 2001, and posted in public areas on Tuesday, August 7, 2001. The notice was mailed to adjacent property owners, and the applicant, on August 7, 2001. 4. Existing Land Use, Zoningand Density. The site encompasses 2 parcels. There are currently two houses, and miscellaneous outbuildings on the site that will be demolished. The site is zoned Low Density Residential (R-4), Chapter 17.12. The applicant proposes to divide the 6.64 acres into 26 single-family residential lots. In the R-4 District, the maximum density is four (4) units per acre. As proposed, the density of the project is four units per acre. CrC'ommunitj De~elnpment project File~'SliR Full Plat Suhdi`:isinn'828d autumn f lill`;4'3~1 Staff kepnrt.doc 5. Lots Size and Setbacks. The R-4 District does not have a minimum or maximum lot size but it does have standard yard setbacks. It appears all lots can meet minimum setback requirements. 6. Adjacent Land Uses and Zoning. Properties to the North and Northwest are R-4, and to the East, South, and Southwest are outside the City limits, Thurston County zoned RR 1/5 Rural- Residential. 7. Open Space. Chapter 16.14 requires a minimum of five percent of the gross area be dedicated as open space, which is 14,460.5 sq. ft. The proposed open space is approximately 14,940 sq. ft., and will be dedicated to the City of Yelm. When dedicated, the open space becomes public land. The current configuration of the proposed open space does not provide for vehicle access for maintenance, and does not provide access to the general public. The open space must also provide one or more of the following uses: environmental interpretation, or other education; park, recreational land, athletic fields; off-road footpaths or bicycle trails; or any other use found by the City to further the purposes of the open space chapter. The applicant has not indicated at this time, what improvements will be made to the open space to meet minimum standards as stated above. The area to be dedicated as open space is the future transportation corridor for the Y2 improvement. At such time the open space is purchased for the Y2 right-of-way, the City will either provide open space of equal value within a close proximity of the site, or pay a fee-in-lieu of which would be spent on improvements to an existing park, or towards the purchase of additional open space. 8. Schools. New residential units create a demand for additional school services and facilities. The Yelm School District requests that the developer enter into an agreement with the school district for the payment of mitigation fees based on the project's impact. This request became mitigation of the Environmental Determination. 9. Transportation and Site Access. The property fronts on Vancil Road. Frontage improvements on Vancil Road, and proposed internal streets, are required for this project. Yelm Municipal Code, Chapter 16.16.060 states; "Every subdivision or combination of subdivisions of twenty-five or more housing units, shall provide more than one vehicular access from an arterial or collector street." Yelm Municipal Code, Chapter 16.16.090 states; "The layout of streets shall provide for continuation of streets existing in adjoining subdivisions. When adjoining property is not subdivided, streets in the proposed plat shall provide access to such unplatted property in accordance with the Yelm Transportation Plan." Yelm Municipal Code, Chapter 16.16.110 states; "A street designed to have one end permanently closed, or in the form of a cul-de-sac, shall not have a length greater than six hundred feet, nor shall such street serve greater than twenty-five housing units; provided, C:1Community Development\Project FileslSUB Full Plat Subdivision\8284 Autumn Hill\8284 Staff Report.doc Page 2 of 9 that a street designed to provide later connection to adjoining property shall not constitute a dead-end street. The Yelm Transportation Plan states; "The City of Yelm recognizes that increasing connections throughout the City not only reduces traffic congestion, but also increases the sense of unity of the community. Therefore, the City will limit the use of cul-de-sacs, dead-end streets, loops, and other designs that form barriers. The City will seek to minimize impacts of through traffic upon residential neighborhoods by employing narrow streets, curves, indirect access routes, and other features." The site plan includes one vehicle access from Vancil Road. The plan does not provide for more than one vehicular access from an arterial, or collector street as required in 16.16.060. The site plan does not provide for future connection to adjoining properties as required in 16.16.090. The applicant has requested a variance from this requirement. See Exhibit V attached. The proposal also shows the street entering from Vancil Road, to be ended with a cul-de-sac, and longer than six hundred feet. Yelm Municipal Code Chapter 17.96.023 Variances, states; "If because of special circumstances applicable to the subject property due to size, shape, topography, location or surroundings, and if the strict application of this title is found to deprive subject property of rights and privileges enjoyed by other properties in the vicinity and under identical zone classification, the approval authority may grant a variance in accordance with the provisions for variances in Chapter 17.96 of the Yelm Municipal Code." Based on criteria required for a variance, it is staff interpretation that a variance is not applicable for this property. Chapter 46.020 of the City of Yelm Development Guidelines states; "A design exception may be granted by the City based on the #ollowing criteria: 1. Reduction of carrying capacity as demonstrated by a Traffic Impact Analysis; 2. When alternative methods of stormwater conveyance and treatment (other than swales) are proposed and in compliance with the stormwater Manual; 3. Future expansions /extensions of the proposed roadway are improbable due to physical constraints; and 4. Meets the intent of Transportation Section 4.000. The layout of streets shall provide for the continuation of existing principal streets in adjoining subdivisions, or of their proper projection when adjoining property is not subdivided." Based on the criteria required for a design exception, it is staff interpretation that the design exception is not applicable for this property. Chapter 16.04.090 does allow for the applicant to appeal any staff or commission decision made pursuant to this title. C:\Community DevelopmenYtProject Files\SUB Full Plat Subdivision\8284 Autumn Hill\8284 Staff Report.doc Page 3 of 9 The completed project will increase traffic, and impact the City's transportation system. Chapter 15.40, Concurrency Management, requires all development to mitigate impacts to the City's transportation system. A single family home generates 1.01 p.m. peak hour trips per unit. The Transportation Facility Charge per unit is $757.50, and payable at time of building permit. 10. Parking. Chapter 17.72, Off-Street Parking and Loading, requires a minimum parking ratio of two spaces per unit. The developer is proposing at a minimum to provide parking accommodations for at least two vehicles on each residential lot. 11. Wastewater. The project site is in the Sewer Service Area but is currently not connected to the City's STEP sewer system. There is an existing 3" collection line available on the adjacent property to the north. The existing on-site structures are currently served with on-site sewage systems. The applicant is proposing to remove the homes and abandon the systems. Sewer connection fees are charged at the rate of $4,850 per a connection, payable at building permit issuance. One connection would be charged to each residential building lot. All connections require an inspection with a fee of $145.00 per connection, also payable at building permit issuance. 12. Water Supply. The proposed site is in the City's water service area but is currently not connected to the City's Water system. There is an existing 8" watermain located to the north at the adjacent property line for connection to. Based on the City's Water Comprehensive Plan, the applicant is required to install a 10" water main along the frontage of the project. Water connections are based on a consumption rate of 240 gallons per day, and are charged a current rate of $1,000 per connection (fee subject to change) inside city limits. One connection would be charged to each residential building lot. These fees are payable at building permit issuance. The existing on-site structures are currently served with on-site wells. The applicant is proposing to remove the homes and abandon the wells. 13. Drainage/Stormwater. The completed project will increase impervious surfaces on the site, and adjacent streets. Impervious surfaces create storm water runoff. Uncontrolled and untreated storm water runoff can create health and safety hazards. YMC requires all development to comply with the Department of Ecology Stormwater Manual, for the control and treatment of stormwater runoff. The applicant has submitted a Preliminary Stormwater Report that estimates the impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and storage of the stormwater. Following preliminary plat approval, the Stormwater Manual requires the developer to submit a final plan consistent with the final impervious calculations for the site. C:\Community Development\Project Files\SUB Full Plat Subdivision\8284 Autumn Hill\8284 Staff Report.doc Page 4 of 9 Stormwater facilities require continued maintenance to ensure they remain in proper working condition. 14. Fire Protection. Fire protection is provided by the Thurston County Fire District #2. As development occurs there will be additional demands for fire service. 15. Police Protection. Police protection is provided by the City of Yelm. As development occurs there will be additional demands for police service. 16. Street Lighting. Adequate street lighting will be required for this project. Street lighting design must meet the City of Yelm's Development Guidelines, and plans submitted to the Community Development Department for review and approval. 17. Landscaping: Landscaping and screening are necessary to promote safety, to provide screening between compatible land uses, to safeguard privacy, and to protect the aesthetic assets of the City. Chapter 17.80, Landscaping, requires applicants to provide on-site landscaping for all development proposals. The site is adjacent to properties that are compatibly zoned. When all adjacent properties are zoned residential, the code requires that the perimeter of the site be landscaped with Type II landscaping. In residential subdivisions the city also allows fencing to meet the landscaping requirements for the perimeter of the site. Landscaping is also required in the open space, and above ground stormwater facilities. A conceptual landscaping plan has not been submitted at this time. The applicant does show on the site plan, areas to be landscaped. Chapter 17.80 requires that at time of civil plan review and approval, the applicant provide a final landscape and irrigation plan for approval. 18. Environmental Review: After review of the environmental checklist and supporting documents, a Mitigated Determination of NonSignificance (MDNS) was issued on July 17, 2001. The comment period expired August 1, 2001. The MDNS is attached as Exhibit III. 19. Public Comment. Comments were received from Yelm Community Schools, and Washington State Department of Ecology. Findinas and Conclusion. Chapter 16.12.170 requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant, and the conditions of approval below, staff finds that the subdivision: a. Adequately provides for the public health, safety, and general welfare, and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, sidewalks; C:\Community Development\Project Files\SUB Full Plat Subdivision\8284 Autumn HiIg8284 Staff Report.doc Page 5 of 9 b. That the public use and interest will be served by the platting of such subdivision and dedications; c. The subdivision is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance, the City Subdivision Ordinance, and the City's Development Guidelines. D. Staff Recommendation Based on the Analysis and Findings in Section C, and the Conditions of Approval listed below, staff recommends that the Planning Commission forward SUB-01-8284-YL to the City Council for approval. Conditions of Approval. Open Space 1. The applicant shall shift the open space to the West, to border on Vancil Road, keeping at least 14,460.5 sq.ft. This will allow for public access as required in 16.14, and vehicular access for maintenance. The applicant may increase the size of lots 5, & 6, if desired, keeping the minimum open space requirement. 2. The applicant shall submit a final improvement plan for the open space. The open space improvement(s) shall be located to the south of the stormwater facility. The plan shall demonstrate compliance with Chapter 16.14.050. 3. The applicant shall dedicate the open space to the City of Yelm. Transportation 4. Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm's Development Guidelines. Frontage improvements for Vancil Road shall be consistent with the section "Neighborhood Collector". Interior street improvements shall be consistent with the section "local access residential". 5. The applicant shall provide for continuation of streets as per YMC Chapter 16.16.060, 16.16.090, and 16.16.110. For this proposal, creating two vehicle accesses off Vancil Road (Chapter 16.16.060, option c) may not make the best use of this property because of design requirements. To meet the requirements of Chapter 16, the applicant has the option to: a. extend the proposed street North, to the property adjoining on the North, b. extend the proposed street East, to the property adjoining on the East. c. create a loop road, resulting in two accesses from the collector street, provided minimum intersection spacing of 200' can be met. If the applicant chooses option a., or b., the applicant shall be required to sign the street "Future Road Connection". C:\Community Development\Project Files\SUB Full Plat Subdivision\8284 Autumn Hill\8284 Staff Report.doc Page 6 of 9 6. The applicant shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The applicant will be responsible for a TFC of $757.50 per unit which is payable at time of building permit. Sewer 7. The proponent shall connect to the City's S.T.E.P System. There is an existing 3" line at the adjacent property to the north. A connecting 3" line line shall be extended across the frontage of the property. The S.T. E.P. System shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. 8. Sewer connection fees are charged at the current rate of $4,850 per connection, (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per a connection, also payable at building permit issuance. These fees will be assessed at building permit issuance for each lot. 9. Existing sewage systems located on-site shall be abandoned per Article IV Rules & Regulations pf the Thurston County Board of Health Governing Disposal of sewage. Water 10. The Applicant shall connect to the City's water system. There is an existing 8" watermain located on the adjacent property to the north. A 10" line shall be extended across the property frontage of the development. The on-site water system shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. 11. Water connections are based on a consumption rate of 240 gallons per day and are charged a current rate of $1,000 per connection (fee subject to change) inside city limits. One connection would be charged to each residential building lot. These fees are payable at building permit issuance. 12. Existing wells on-site shall be abandoned per Department of Ecology standards and documentation submitted to the Thurston County Health Department for review. 13. Water rights for the abandoned wells shall be dedicated to the City of Yelm. 14. All open space areas and planting strips shall have an irrigation system with a separate water meter(s). The applicant shall submit final civil plans to the Community Development Department for review and approval. Stormwater 15. The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices C:\Community Development\Project Files\SUB Full Plat Subdivision\8284 Autumn Hill\8284 Staff Report.doc Page 7 of 9 (BMP's) are required during construction. The applicant shall compile a final storm water report along with construction drawings. 16. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells. 17. The applicant shall submit a storm water operation and maintenance plan to the Community Development Department for approval prior to final plat approval. 18. The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. Fire 19. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 20. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. Street Lighting 21. Per the City of Yelm's Development Guidelines, street lighting and interior street lighting will be required. A lighting design plan shall be submitted to the Community Development Department for review and approval. Landscaping 22. The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, open space, and stormwater facilities. Environmental 23. The applicant shall comply with the mitigation of the MDNS issued on July 17, 2001. Subdivision Name and Property Addresses 24. The applicant has submitted a subdivision name of Autumn Hill. The City will forward that name to the Thurston County Records Department for approval. Prior to the submission final plat application, the applicant will provide the Building Department with a plat map for addressing. General Public Works 25. The applicant shall submit a grading plan for review and approval prior to any on-site grading. C:\Community Development\Project Files\SUB Full Plat Subdivision\8284 Autumn Hill\8284 Staff Report.doc Page 8 of 9 26. The applicant shall contact the Olympic Air Pollution Control Authority, 909 Sleater-Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure any necessary permit(s) for the removal of materials containing asbestos and/or lead paint. Prior to issuance of a city building permit the applicant shall demonstrate compliance with any OAPCA requirements. 27. The applicant shall submit a demolition plan for all structures on the project site. The demolition plans shall address any requirements from the Olympic Air Pollution Control Authority permit. A demolition permit is required for the removal of existing structures. C`,Community Development';Project FileslSUB Full Plat Subdivision\8284 Autumn Hill\8284 Staff Report.doc Page 9 of 9 CITY OF YELM Project Proposal & Site Plan EXHIBIT 1 SUB-01-8284-YL SITE PLAN -JULY 5, 2001 AUTUMN HILL PLA T A PORifON OF SEC. 30, TWP.17N SW i/4 OF THE NE 1/4 RGE. 2E, WH., iHURSiON COUNTY, WASHINGTON ccu oEZCEVnov : a waaN~-1"~a r~ -'vm..vaxsxm aw eu ~-1ao xvavn:,ua ...T .i ~a uu.....u ~.. u..u..sua xwa.nvxa+.mrxew.m>x w~ ^~ra °101 ~ ~ iuc °`ur - imv I mMm ~~ ~°e x ~"'~w°xa v i use v34Qir~.rt ww aa:uo x.v"rf°0'~n v.~ • am.ri -wco. m em.lu .~.e.u Sim.,.: GpA?FES: SOaE2 SUSYEY BT SITE 100SEF5. m¢~u-u.a /ANCEI.imaNOeaO~ l°GEtA i SEYCNWPK +w;x _.mx + >': '••""•"'--- ?~ = unurES EEVacPEK y °~ ------ ~ ~ . ~ I zwoe mr can~am'v ~~aa' - - ..a v.e ~ STATISnCAE EPEI1KDOxX OF PPOhCT w.vs ~-~~~ rscn j ~ 3 • ..~.... a..¢ \ V. i ~ :~euv®~:m °Ojs ^' a ta.u® ~aat vu.n ~_u :~ ~ n ~. ~vt .e,w o._~a '"~ Q - 3 4 'rte°°` ` i _ n Wm < mv.¢.u s.vT ~w~ J y J ~ 2 a „_ Exhibit I, Page 1 ,., NEICNEOiNCCO C~LLECT~P / ~N tF iiREEi IYCaC_I[uEVT_ ._, 2 5 Is ~ rs (W H c ~' 1 ~ i =.~._.~~ Date: August 20, 2001 ~__ I.,., /^ ~LOCAI NC:Ei; aEi9EYTUl_.__ CITY OF YELM PUBLIC HEARING NOTICE EXHIBIT I 1 SUB-01-8284-YL PUBLIC HEARING NOTICE NOTICE OF PUBLIC HEARING YELM PLANNING COMNIISSION DATE: Monday, August 20, 2001, 4:00 p.m. PLACE: Council Chambers, City Hall, 705 Yelm Ave W., Yeim WA 98597 PURPOSE: Public Hearing to receive comments on a 261ot Residential Subdivision, Case #SUB-01-8284-YL APPLICANT: Lubbesmeyer Construction, LLD PROJECT LOCATION: 10847 Vancil Road, South of the Vancil Road/Yelm Ave. Intersection, on the West, Yelm, WA The Yelm Planning Commission will hold a public hearing to receive comments on a preliminary plat application to subdivide 6.64 acres into 26single-family residential lots. The Planning Commission will make a recommendation of action to the City Council. The City Council will act upon the Planning Commission's recommendation at their September 12, 2001, regularly scheduled meeting. Testimony may be given at the hearing, or through any written comments on the proposal, received by the close of the public hearing on August 20, 2001. Such written comments may be submitted to the City of Yelm at the address shown above or mailed to City of Yelm, Community Development Department, 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 the Community Development Department at (360) 458-3835. The City of Yelm provides reasonable accommodations to persons with disabilities. If you need special accommodations to attend or participate, call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 72 hours before the meeting. ATTEST: City of Yelm ., . (, .. ,~ C ~ %~ - .. . . ~ ~~-- Agnes Bennick, City Clerk CO ~IGT P~BLIS~ B`~ OLD! TnIS LIN= Published .n the ^~lisqual!y Valley Nevis. , rida;~, August 10, 2001. Posted .n Public Areas: Tuesday, August 7, 2001. ~b1aJ~d to Acjacent Property Ovmers: Tuesday, August 7, 200'. Exhibit II, Page 1 Date: August 20, 2001 CITY OF YELM MDiVS EXHIBIT III S~lB-01-8284-YL. SEPA N0: 8284 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Lubbesmeyer Construction, Inc. Description of Proposal: Subdivide 6.64 acres into 26 residential lots Location of the Proposal: The project is located on the east side of Vancil Road, south of the Yelm Ave., Vancil Road intersection. Section/Township/Range: Section 30, Township 17N, Range 2E,Tax Parce4 numbers 22730130900 & 22730130800. Threshold Determination: The City of Ye1m as lead agency fog this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Shelly Badger, City Administrator Date of Issue: July 17, 2001 Comment Deadline: 5:00 p.m., August 1, 2001 ~, ~ ----- ! ~ ~ 1 r _, .~ , In ;l SHeITy Bader; City ~~ministrator This Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Catherine Carlson, Community Development Director, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., August 1, 2001. The City of Yelm will not act on this proposal prior to 5:00 p.m., August 8, 2001. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., August 8, 2001. You should be prepared to make specific factual objections. Contact Cathie Carlson, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive P{an, ZoningTitle (17), Critical Areas Ordinance (14.08), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Emiironmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline 1~laster Program. DO NOT PUBLISH BEt_OV'/ THIS LING Pubiis~ed: Niscuaily Valley ~Js~ris, Frday. July 20. 2001 Pcs:ad in pubiic areas: ~/?c'; ~sday. Juiy ; 8. 2001 Copes ;0: rii a~~~~.~GS/CITIL ~i iS On ...~~/~ malllr'g ;Iji =•'~d di~C~^i ~i ,J^:f'~~ G'Nr. ~,'S. ~1~/°vr15SCa~/~ JLi'~ 1 r3. GC~'J i . Exhibit lll, Page 1 Date: August 20, 2001 CITY OF Yr`LIUI MDNS EXHIBIT I!1 SU8-01-8284-YL ATTACHMENT SEPA CASE NO.; 8284 This Mitigated Determination of Non Significance is based on the project as proposed and impacts and mitigation reflected in the following: o Environmental Checklist (dated May 30, 2001, prepared by C.E.S. NW, Inc.) ® Preliminary Stormwater Report (dated May, 2001, prepared by C.E.S. NW, Inc.) And the follcwing conditions 1. The applicant shall mitigate transportation impacts based on the new p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new p.m. peak hour trips per residential dwelling unit. The proponent will be responsible for a TFC of $ 757.50 per unit which is payable at time of building permit. 2. The proponent shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. OAPCA and City Demolition permits are required for the demolition of the existing structures. Existing wells, septic tanks, and septic drainfields are to be abandoned as per State, and County regulations. Exhibit III, Page 2 Date: August 20, 2001 CITY OF YELM SEPA COMMENT LETTERS EXHIBIT iV SUB-01-8284-YL ^'!G-Oi-2001 WED 12 01 PM DOE SW REGIONAL OFFICE FAX N0, 4256497098 P, 01/02 R,rB 52z; e• c~ n` > s - w~ i dH . r y' :5 Y STATE Of WASHINGTON DEPART,~IENT OF ECOLOGY P. (J. Box ~7ii5 • Olympia, Washington 98504-T77S • (36o) 907-6300 a~ULTust I, 2001 Ms. Catherine Carlson Community Development pirector City of Yelm PO Box 479 Yelm, WA 98597 Dear Ms. Carlson: Post-it' Fax Note '7g7t Dace ra°g2s~ Ta From CoJDepc Co. Phone q FhOne it Fax n ~ Fax '"hank you for the opportunity to continent on the mitigated determination of nonsignificance for the subdivision of 6.64 acres into 26 residential lots (Autumn Hills Preliminary Plat) located on the east side of Vancil Road, south of the Yelm AvenuelVancil Road intersection as proposed by Lubbesmeyer Canstruction, Inc. We reviewed the environmental checklist and have the following comments: S?~PA Coordinator: If this SEPA document does not address on- or off-site work related to infrastructure including utilities and/or roads, the SEPA may need to ba 1'evised #o reflect this information. Water Quality: Erosion control measures must he in place prior to any clearing, grading, or construction. These control measures must be effective to prevent soil from being carried into surfacz water by stormwater runoff. Sand, silt, and soil will damage aquatic habitat and are considered pollutants. Any discharse of sediment-laden runoff or other pollutants to waters of the state is in violation of Chapter ?^.~8. Water Pollution Control, and WAC 173-?Olr1, Water Quality Standards for Surface Waters of the :_ of'w'ashinbton, and is subject to enforcement action. Proper disposal of construction debris must be on land in such a manner Iaat debris cannot enter the drainagt ditch or calae '.valet quality deo adation of state svatcrs. vUrin~ COnSiraCltOn, 21! releases OT 01!5, !;;'d1'aCrltC `autdS, Iuels, other petrolecm products, Da1r1[5, sollrer.ts, and OC11tr CtL....CriUCS 1ila:erl<.Is 'a,:SC OC COn:alned ::^^. rCl7?oVed In ~ manCl e. ~l!aC' : i11 pr~'~eai :t'iCl: dlsC>;ar^_l' CO .....r5 ar.G SoIIS G! C'..I~:-. T::. Ciea'::;l of sp1!s shen!d i.°.K_ 7r°-ceder.Ce OvCr Otl:er '•VQrI': On 11:C SttC Cer•era7e mc., :he Ge,._.al 3ase.;re ~:o-^';'~3'cr , ..:er ?e:-:nrt is .emir°d for ,:or:~.. _,.:ion silt grease: ....^ Il':~ 3CfeS «'ater Resources: l :'.' pr'~j.0",C,.! J ..S^•G1.Si~l~ :GI' :. CC~'11:, it:~ ~iCC :0'.r.C:Ci':'SnC t}le iOCSLA;T1 bt 3:1 ~?aJt:.~'•~"Et:S. ~,: :m.:,~d :.115^n:~s. b'- r-operiv ;;b~ader.e3 ar.d ba^ur,~ -lets: r:por:s ,u~r'itt:cd to Eco;oe;~ as dcseriicd in ~ _~~, v;l Exhibit IV, Page 1 Date: August 20, 2001 C1TY OF YELM SEPA COMMENT LETTERS EXHIBIT i~/ SUB-01-8284-YL -.~~-^;-%^^; WED 12,01 PM DOE SGJ P.EGiONAL OFFICE FAQ( N0. 4250497098 IrSs. C3Th;.rini: Carlson Augur: 1, 2001 Page 'rVAC 173-160-415. This includes resource protection wells and any dewatering wills installed during the construction phaso of the project. P, 02/02 The Gro~~~th b2anagecr~ent Act (Szetion 63}requires an •applicant to suunzit zvidencz of an adequatz wager supply heforz a Uuilding permit can hz is5ucci Cur any building rzquiring potable •~vatzr. 'lhe ~Natzr puivzyor is responsible For cnsurinc that the proposed use(s) are within the limitations of its watzr rights. If gnu have any questions or would like to respond to these comments, please call &7s. l'Iarbaret Hill {'~~%ater Quality) at (3 GU) 407-0246, iV[r. Don Davidson (1~'afer Resources) at (360) 407-027, or I can ~e :cached at (360) 407-6787. S' c rely, ~~ ~Jsrari Rolcstad SF.P?. Coordinator Soulh~vzst Rebional Office ?CR:aw (OI-=1806) Don Da~ridson, SWRO/WR ~ytargaret IIill, SWRO/WQ Exhibit IV, Page 2 Date: August 20, 2001 CITY OF YELM SEPA COMMENT LETTERS EXHIBIT IV BUB-01-8284-YL ~~~ ~: YEL1~1 C01~Ib1UNITY SCx00LS 6~'here all sncdefi.ts ca~i 1oa»i cz~td grotiv Erling Bukland Duector of Facilities June 15, 2001 Ms. Catherine Carlson City Planner City of Yelm PO Box 479 Yelm, Washington 98597 RE: Autumn Hill SUB-O1-8284-YL Dear 1VIs. Carlson: Yelm Community Schools requires Mitigation Agreements for sub-divisions of five or more building sites. Please include the Mitigation provision as part of the SEPA requirements for the above referenced sub-division. Should you have any questions please call me at 458-6128. Sincerely, ~ ~NI. Bi~klid~ ~ ~ Er ' g - F cilities Director Yelm Community Schools Exhibit IV, Page 3 Date: August 20, 2001 CITY OF YELM APPLICANT LETTER REQUESTING VARIANCE EXHIBIT V SUS-01-8284-YL C• ~• tJ • !Vi3~ Inc. Cia~zl Ejraiitee~ing ~"Sr~rv~~it~d May 8, 2001 Ms. Tami Nlemman, Planning Technician City of Yelrn 105 Yelm Avenue West P.O. Box 479 Ye1m, WA 93597 <.~~, L. ^~~:` ~~= ,._~y r, Project: Autumn Hill Preliminary Plat, Application #SUB-O1-8284-YL Subject: Traffic Report Dear Ms. Merriman 5308 12~ Street East, Suite B Fife, WA 98424 Phone: (253j 922-1532 Fax: (253) 922-1954 ceservices@gwest.net The enclosed copies of the Autumn Hill Plat have been revised per the comments in your letter dated June 29, 2001. However, Item #12 has not been addressed because my client would like to request a variance from constructing a "continuation of street." Please call me so that we may discuss the variance and any questions that you may have. Enc: ;Revised .-~ut~smn Hill Preliminar~~ Plat plans C: Paul L~.ibbesme°:er. Lubbesme~.,r Conaruction. 11= I - l i~th S_reet E.. Tacoma. ~~~.-l. 9S-t~~ Exhibit V, Page 1 Date: August 20, 2001 MITIGATED DETERMINATION OF NONSIGNIFICANCE SEPA NO: 8284 Proponent: Lubbesmeyer Construction, Inc. Description of Proposal: Subdivide 6.64 acres into 26 residential lots Location of the Proposal: The project is located on the east side of Vancil Road, south of the Yelm Ave., Vancil Road intersection. Section/Township/Range: Section 30, Township 17N, Range 2E, Tax Parcel numbers 22730130900 & 22730130800. Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions/Mitigating Measures: Lead agency: Responsible Official: SEE ATTACHED City of Yelm Shelly Badger, City Administrator Date of Issue: July 17, 2001 Comment Deadline: 5:00 p.m., August 1, 2001 ~ .1.~.-- She y Bad er, City P~' ministrator This Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Catherine Carlson, Community Development Director, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., August 1, 2001. The City of Yelm will not act on this proposal prior to 5:00 p.m., August 8, 2001. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., August 8, 2001. You should be prepared to make specific factual objections. Contact Cathie Carlson, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley News, Friday, July 20, 2001 Posted in public areas: Wednesday, July 18, 2001 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners, Wednesday, July 18, 2001 . ATTACHMENT SEPA CASE NO.: 8284 This Mitigated Determination of Non Significance is based on the project as proposed and impacts and mitigation reflected in the following: ® Environmental Checklist (dated May 30, 2001, prepared by C.E.S. NW, Inc.) e Preliminary Stormwater Report (dated May, 2001, prepared by C.E.S. NW, Inc.) And the following conditions The applicant shall mitigate transportation impacts based on the new p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new p.m. peak hour trips per residential dwelling unit. The proponent will be responsible for a TFC of $ 757.50 per unit which is payable at time of building permit. 2. The proponent shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. 3. OAPCA and City Demolition permits are required for the demolition of the existing structures. Existing wells, septic tanks, and septic drainfields are to be abandoned as per State, and County regulations. C.E.S. NWInc. Civil Engineering ~ Surveying May 8, 2001 Ms. Tami Merriman, Planning Technician City of Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 ~~~.iVED ~, c I i,~ : ~ 200 . .,~ _P Project: Autumn Hill Preliminary Plat, Application #SUB-O1-8284-YL Subject: Traffic Report Dear Ms. Merriman 5308 12th Street East, Suite B Fife, WA 98424 Phone: (253) 922-1532 Fax: (253) 922- 1954 ceservices@gwest.net The enclosed copies of the Autumn Hill Plat have been revised per the comments in your letter dated June 29, 2001. However, Item #12 has not been addressed because my client would like to request a variance from constructing a "continuation of street." Please call me so that we may discuss the variance and any questions that you may have. Thank u/ ,,/ ,; ~~s Cra eaver P~' cipal Enc: 3 Revised Autumn Hill Preliminary Plat plans C: Paul Lubbesmeyer, Lubbesmeyer Construction, 1151 - 112th Street E., Tacoma, WA, 98445 ~O~ tHF A•Q~ I,~~ 9~ Ci o Yelm 4 M 105 Yelm Avenue West P.O. Box 479 YELM Yelm, Washington 98597 WASH I N 6T0 N (360) 458-3244 June 29, 2001 Anna Holt, Project Engineer C.E.S. NW Inc. X308 12`'' St. E Suite #B Fife, WA 98424 Re: SUB-01-8284-YL, Autumn Hill Dear Ms. Holt: The Community Development Department has completed a cursory review of the preliminary plat application for the above referenced project. In regards to the site plan submitted, we would request that the following items be addressed, and a new site plan submitted, prior to review by the Site Plan Review Committee scheduled for July 25, 2001. Please note that these items are not final conditions of approval. Other conditions and requirements may result from the formal review of the Site Plan Review Committee. Following are the list of items to be addressed on the site plan submitted with your application. 1. The site address for parcel #22730130800 is incorrect. The County shows the address of 10831 Vancil Road, for two parcels, the small parcel in your application, and the adjoining property owner to the North. Please contact Thurston County to update their records, and make sure that your closing documents and title report reflect the address change. 2. Your site plan has only one parcel number. Please add the additional parcel number on the face of the plat. 3. Please add information regarding utilities on the face of the plat. 4. The Yelm Municipal Code 17.12 allows for a maximum density of up to 4 units per acre. The survey of your property shows that you have 6.64 acres, which would allow for 27 lots. You are allowed to add one more lot to this plat if it is your desire. ~. Please add the amount of impervious surface (roads) to the face of the plat. 6. After Linear feet of roads, please change the road type from private to Public. GENERAL NOTES: DFIR RICK UURD AND GUTTER 1. NO "ON STREET" PARKING PERMITTED. 2. REFER TO RELEVANT SECTIONS OF THE DEVELOPMENT GUIDELINES FOR ADDITIONAL INFORMATION ON STORM DRAINAGE, STREET LIGHTING, PAVEMENT STRUCTURE, ECT. CITY OF YELM DEPT. OF PUBLIC WORKS ~IEIGHBORH00D COLLECTOR APPROVED DWG. N0. 4-5 DATE 9/21/2000 ~- ':r ' " ~ r,' %. . j ,/r /r r iii i/ ,/r ~ ~~/,~ " . ,i" i I/r / r~ r / r r / • %f / F / ~ 1 ~ ~,~ iii /~'~ i/~1 ~•~~ 1 r . / ; / Y /"~ // // ~" / %~ O . 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Page 1 of 3 __ Search By: Address: Do not use road suffix (ie St. or Rd.) ~~Street Number (ie 921): Street Name (ie 5th or Evergreen Park): Quadrant (ie NW or SE): 11 digit Parcel Number: ~~ Section (ie 05182w): ~~ Survey Target#/Name: CAPCOM Grid# (ie V-14): Sub-~tit' , Return to top of page Wetland. Code Descriptions. Assessor Data Click on Map to: ~ Zoom In ~ Zoom Out Zoom Factor: ~ Describe a Parcel ~ Describe a Layer Q Measure Distance d Measure Area Z00 Crl Full County View Print Map Only ~ Display Aerial Photos ~ Display Parcel Text Show other ma la ers? none Redraw Only ' .../esrimap. dll?name=TGCMAP&Left=1107498.04131744&Bottom=587435.597544595 &Right=6/21/01 Thurston GeoDATA Center/Interactive Map WNER: EDWARDS, JOHN J/DONNA R (Due to space restrictions m y 1 owner is listed) ddress: 10831 VANCIL RD SE ity: YELM tate: WA,98597 arcel#: 22730130700 ite Address: 10831 SE VANCIL RD ite City: YELM ite Zip: 98597 Section: s30172E Legal Description: 30-17-2E SE SW NE S OF YELM DITCH LESS S116F Usecode: 91 - UNDEVELOPED-LAND Tax Code Area: 170 Taxable: Y Property Type: RES Total Acres: 5.08 Land Value: 45700 Building Value: 148700 Total Value: 194400 Current Use: N Exemptions: None Last Sale Recorded #: Last Sale Date: Unknown Last Sale Price: Unknown Transaction includes additional properties: Unknown Last Sellers Name: Unknown Return to__top of page Spatial Data Wetlands: PEMC Floodzone: No Flood of 1996: Unknown Winter Flooding of 1996: No High Groundwater Flood Hazards: Unknown Salmon Creek Basin: No 1999 Carlyon Beach Landslide Hazard: None Zoning: RR1/5 or R-14 or R-4 Historic Site: No Jurisdiction: YELM or YELM_UGA Stormwater Rate: No No Shooting Zone: No Animal Control Zone: Yes Weed Containment Area: No Steep Slopes: No Sensitive Areas: No DNR Natural Heritage Data: No Page 2 of 3 .../esrimap.dll?name=TGCMAP&Left=1107498.04131744&Bottom=587435.597544595&Right 6/21/01 'Thurston GeoDATA Center/Interactive Map Thurston GeoData Center Click here to view results of search. ......._........ Page 1 of 3 Click on Map to: d Zoom In ~ Zoom Out Zoom Factor: Describe a Parcel d Describe a Layer ~ Measure Distance ~ Measure Area Zoom Full County View Search By: Address: Do not use road suffix (ie St. or Rd.) ~I Street Number (ie 921): i Street Name (ie 5th or Evergreen Park): Quadrant (ie NW or SE): ~11 digit Parcel Number: ~~Section (ie 05182w): ~~Survey Target#/Name: CAPCOM Grid# (ie V-14): Stilimit Return to top_of page Assessor Data Print_Map Only -: 0 Display Aerial Photos 0 Display Parcel Text Show other ma la ers? none Redraw Only .../esrimap. dll?name=TGCMAP&L,eft=1107498.04131744&Bottom=587435.5 975445 95 &Right=6/21/01 `Thurston GeoDATA Center/Interactive ~/Iap OWNER: LUBBESMEYER CONSTRUCTION INC (Due to space restrictions only 1 owner is listed) Address: 1131 E 112TH ST City: TACOMA State: WA,98445 arcel#: 22730130800 ite Address: 10831 SE VANCIL RD ite City: YELM ite Zip: 98597 Section: s30172E Legal Description: 30-17-2E S 116F OF E 363F OF THE SE SW NE & N 64F OF E 363F LESS E 15F RD OF THE NW SE Usecode: 11 - SINGLE-UNIT Tax Code Area: 170 Taxable: Y Property Type: RES Total Acres: 1.38 Land Value: 38500 Building Value: 7600 Total Value: 46100 Current Use: N Exemptions: None Last Sale Recorded #: 3338649 Last Sale Date: 2001-02-26 Last Sale Price: 185000 Transaction includes additional properties: Yes Last Sellers Name: GATKE KENNETH Return to top of page Spatial Data wetlands: No Floodzone: No v Flood of 1996: Unknown Winter Flooding of 1996: No High Groundwater Flood Hazards: Unknown Salmon Creek Basin: No 1999 Carlyon Beach Landslide Hazard: None Zoning: R-4 Historic Site: No Jurisdiction: YELM Stormwater Rate: No No Shooting Zone: No Animal Control Zone: Yes Weed Containment Area: No Steep Slopes: No Sensitive Areas: No DNR Natural Heritage Data: No Page 2 of 3 .../esrimap.dll?name=TGCMAP&Left=1107498.04131744&Bottom=587435.597544595&Right 6/21/01 'Thurston GeoDATA Center/Interactive Map Thurston GeoData Center Click here to view results of search. Page 1 of 3 Click on Map to: d Zoom In d Zoom Out Zoom Factor: Describe a Parcel ~ Describe a Layer d Measure Distance d Measure Area ~OOlll „ Full County View Search By: Address: Do not use road suffix (ie St. or Rd.) Street Number (ie 921): ®~Street Name (ie 5th or Evergreen Park): Quadrant (ie NW or SE): 11 digit Parcel Number: Section (ie 05182w): Survey Target#/Name: CAPCOM Grid# (ie V-14): Submit Return. to top of page Assessor Data 0 Display Aerial Photos ~ Display Parcel Text Show other ma la ers? none Redraw Only .../esrimap. dll?name=TGCMAP&Left=1107498.04131744&Bottom=587435.597544595 &Right=6/21/01 • Thurston GeoDATA Center/Interactive Map WNER: LUBBESMEYER CONSTRUCTION INC (Due to space estrictions only 1 owner is listed) ddress: 1131 E 112TH ST ity: TACOMA tate: WA,98445 Parcel#: 22730130900 Site Address: 10847 SE VANCIL RD Site City: YELM Site Zip: 98597 Section: s30172E Legal Description: 30-17-2E PTN SE NW NE S 116F EXC E 363 & N2 NW NW SE EX N Usecode: 91 - UNDEVELOPED-LAND Tax Code Area: 170 Taxable: Y Property Type: RES Total Acres: 5.21 Land Value: 52400 Building Value: 65800 Total Value: 118200 Current Use: N Exemptions: None Last Sale Recorded #: 3338649 Last Sale Date: 2001-02-26 Last Sale Price: 185000 Transaction includes additional properties: Yes Last Sellers Name: GATKE KENNETH Return to top of page Spatial Data Wetlands: No Floodzone: No Flood of 1996: Unknown Winter Flooding of 1996: No High Groundwater Flood Hazards: Unknown Salmon Creek Basin: No 1999 Carlyon Beach Landslide Hazard: None Zoning: RR1/5 or R-4 Historic Site: No Jurisdiction: YELM or YELM_UGA Stormwater Rate: No No Shooting Zone: No Animal Control Zone: Yes eed Containment Area: No teep Slopes: No ensitive Areas: No NR Natural Heritage Data: No Page 2 of 3 .../esrimap.dll?name=TGCMAP&Left=1107498.04131744&Bottom=587435.597544595&Right 6/21/01 Thurston GeoDATA Center/Interactive Map Page 1 of 2 Click on Map to: Zoom In Zoom Out Zoom Factor: 1.5 Describe a Parcel Describe a Layer Measure Distance Measure Area ~'~. Full County View Search By: Address: Do not use road suffix (ie St. or Rd.) Street Number (ie 921): ~~Street Name (ie 5th or Evergreen Park) Quadrant (ie NW or SE): 11 digit Parcel Number: (ie 05182w): rvey Target#/Name: ~ Display Aerial Photos ^ Display Parcel Text Show other ma la ers? none Label Parcels With? ~- C_o..unty Ordinances ~ Data Descriptions ~ Help ~ What's__N. ew ~ T6C Home ~ Helpful Info ~ Assessor Questions Ecology Shoreline Photographs ~ Thurston County GPS Basestntion .~ ~ ~~~.~ `~- You are visitor 262,943 with map request 3,827,797 since. Apri124,1998 http://www.geodata.org/scripts/esrimap.dll?name=TGCMAP&Left=1115968.2949345&Bottom=.... 06/28/2001 Thurston GeoData Center ~v ~?f ~~ -~ I Yr. L~-1 WASHVNC-ON CITY OF YELM PO Box 479 Yelm WA 98597 360-458-3244 NOTICE OF APPLICATION Mailed on: June 13, 2001 PROJECT NAME AND LOCATION: Autumn Hill, 10831 & 10847 Vancil Road. Southwest of Vancil and Yelm Ave. intersection. LAND USE CASE: SU8-01-8284-YL An application submitted by Lubbesmeyer Construction, Inc. for the above referenced project was received by the City of Yelm on June 6, 2001. The City has determined the application to be complete on June 12, 2001. The application and any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm WA. For additional information, please contact the Community Development Department at (360) 458-3835. PROJECT DESCRIPTION: Subdivide 6.64 acres into 26 single family residential lots. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An environmental checklist, traffic assessment, and a preliminary storm drainage report was submitted with the project application. Additional Information or Project Studies Requested by the City: The City has not requested any additional information 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), Critical Areas Ordinance (14.08), Storm Water Drainage Design and Erosion Control Manual (DOE), Uniform 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 the Community Development Department, P.O. Box 479, Yelm WA 98597. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON JUNE 28, 2001 This notice has been provided to appropriate local and state agencies, and property owners within 300 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 when the 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. ~; +,.i f i~ .-. -----. -. - C - ~ .F ! ~ '%~c~;""'"~~ ~.,'Z: Sts ..~-•a=- -`~--~C -,, _~f - [Y~ ~~. ~ C __ _ _'; ..~'' _ _._ r `•r `•. ;_ --.., ~.V _ ~. _ _ r , =-- - .. i.. ~ -.R I i '~. _._____. __r______._ ___ _ i ~i_~ ; i. ~ . - i = t.~ a ; ~ : ~ ~ - - - - - ---- :7 d ~ N ~ -}e:. S N ~ ~ to. _~C, A ~g ,. 6, `' a s3 3 h a/~.a €~~P~~S5 ~ e 4 QQQ~ _ 1~ 3 ~~ ggg G„ ` +B ~ R=C>~ ~iF6~g~ ~~ ~S :° ~'~ G:aasb ''aft $ ~~.,~, .} 8L~SSP~n ?' S1S i~17 ~3s b' ~i rra nr ~~ -- xvS yr ~Zr j ~ ~ H .,v .~_.w~.t._ YA"a"~ •!.~ p 5 2 S B ~ m =m A 8W> ~~~~~ zy y Q ~ ~ ~ m P° C z9 ~ ~~~~'8 m C <9< zFO}s Q•,~ga 9 Q~av E°a~~q Eanfl2 rani 4®o L"n tF ~4i~3an~ eg~_Aa g®3~ ~0u ex~^tl~^~4~L4,~~,~w_~P 3~E9Fg i£~R I~~aP_ y m O ~ a8 IO 3 m ~Q$ ~ ff^~~~' ~ kYEb K < SSG ~~G~3 ~Sg W~~'N 4$~~'~sl9~niPg~€~~a ?~i ai E3 $ ~ ~P ~ggg°n a~~~jd w RI ~ q g s;~~s~~~a=~ s.. F ~~'~i43~9 g~~~;A ~1C'1';~ YB~aQ~ ~~-N- p ~~ b $ 5 ~ F a 1M G~69~~-~~C~G ~ £a ~in~; i Ba~gQ .~~~~~~ ~Tdf pS~ iw'~~+~~E C ~~ F ~ ~ ~ S~gG ggG~~G pppppp ~q ggg9n~ ~ ~V g - "`- _~= SF ~ s _ Aga .- ~ _ a .. i _ly ( ~ ~ ~ ~/. ___ ~ ~ ~ ~ ~a:~ I ° ~" '"" AUTUMN HILL PLAT ~.r ,c7, NW 111~C z ~ ~• PREUWNARY PLAT ~ suv,~~ y ' aiz aii ~,... o ,... i ~......~:.- s a } ~ :~b ti~ w. nn~ ~~ pa.~i~ wc.~ iirwar.ane ~.. 'r;.. -~ y~ ~ - ~""` _ -- 9 Re ~~ It ___ ~;;• Ya w O `~• '~~ o ~ ~ € ~~ -~ ~~ 6 --u -=-'1u.~_ MEMOHRNDUM To: SPRC From: Cathie Carlson Date: June 12, 2001 Subject: SUB-01-8284-YL -Project review schedule for Autumn Hill Residential Subdivision Attached is the application packet for the above referenced project. After your initial review of the information submitted, if you need additional information from the applicant, please let me know as soon as possible. The following is the tentative review schedule for the project. June 13 -Notice of Application distributed -begin 15 day comment period. July 11- SPRC environmental review. Department comments/mitigation requirements for Environmental Review. July 18 -Environmental Determination issued by Planning Department. Begin 14 day comment period followed by 7 day appeal period. July 25 and August 1 -SPRC project review. Department comments/conditions of approval for staff report. August 7 -Public Hearing Notice to Paper/Mailing/Post site August 13 -Complete Staff report for public hearing. August 8 -Environmental Determination appeal time expired. August 20 -Public Hearing September 12 -City Council Action CYTY OF YELM COMiV1•C7'NYTY DEyELOPkV,IENT DEPARTMENT Pa $ox 479 -105 YELM AVE W YELM WA, 98599 (360) 458-3835 FAX: (360) 458-3144 TU: Brent Dillie DATE: MAY 9, 2001 FAX #: 3b0-943-b1S0 PAGES: 10. including this carer sheet. FROM: Tami Merriman, Planning Technician SUBJECT: Agtmm~ Hill Preliminary Plait Staff Report COMMENTS: Brent: Cathie asked me to fsx this staff report to you. 1 did not include the exhibits. Please give me a call if yov need anything further. ' • , , Tami ** IF YOU DO NOT ItECEI`V~ AT.Y. CO~E'][]ES, O12AN'Y COPY' l[S 1~0~[' Y.,~GYY~~~, lf'Z.l&A~S1~ CAt.~I, {360) 4$$-3835 AS SQON AS POSSIBE,E. Documtnt3 *a~~~~~~~~ -bb G£ $5b D9£ - a~~ - A3a WWOD Wl3A- *~**~s::sz~**~*~**~s~s$~~**~*****~~zx*s*~~*:*~*~~s********x** - A34 WWOD-Wl3A dD All D- 9G~DO~OD OGD/D~0 D5~9£b609£6 ~0 lD0 uo!~eand sa8ed •oN lal / aaeN uo!}e~S •oN d88d •~oD •oN ulS ~9b ~ 'oN a I ! d ££~9~ LO-~na ~ Pu3 ~Z:9~ ZD-Eny ~ae~S uo!ss!wsueal ~aowaW : 3DOW ~~ GD abed ~****~~~~ ££~5~ 3W11 *~~~ 100Z-ZO-Bny 31b4 ~~*****t~~*~a~~*~*******~*******~*~*xa~~ - ldN~(10f 'WWOD - x~x~x*~~~~ Pre-Application Meeting October 3, 2000 ***These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the planning and/or public works department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Lubbesmeyer Construction Project Proposal: Subdivide approximately 6.59 acres into 29 single family lots. Project Location: 10831 & 10847 Vancil Rd. SE, Zoning: Low Density Residential (R-4), Chapter 17.12 Density - 4 units per acre -Total number of lots allowed is 26 based on the approximate acreage Setbacks: Front yard - 15' from R-O-W, with a 20' driveway approach. Rear Yard - 25' Side yard -minimum 5', total both sides 12' Landscaping: Chapter 17.80, Type II, III and V. Type II landscaping is used around the perimeter of the site to provide visual separation between compatible uses. Fences are also acceptable. Type III landscaping provides visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements and landscaping to provide an attractive setting and overstory canopy. Type V landscaping is required for all storm water facilities. A conceptual landscaping plan is required with the application for Preliminary Plat. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to final plat approval. Traffic: The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated by the proposed use. A single family home generates 1.01 pm peak trips per unit which is equivalent to a $757.50 TFC. The TFC is payable at time of building permit issuance. If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance an analysis prepared by a Traffic Engineer can be submitted to the City for review and consideration. Y2/Y3: The Y2 transportation corridor is aligned along the southern property. The width of the right-of-way is predominately 100', of which 50' lies on the proposed project site. While the location of the corridor is adopted, the City does not have funds at this time to purchase the right-of-way. The City will require the open space be provided within the area designated for the Y2 corridor. SEPA: Environmental checklist is required including a Transportation Impact Analysis (TIA) The TIA will be used to identify traffic impacts resulting from the project and improvements necessary to address safety issues (acceleration and deceleration lanes.) Yelm School District requires applicants to mitigate impacts to the School District from residential growth. Each developer must negotiate an agreement with the School District. In the past mitigation fees per single family residential unit have been $650.00. Open Space: All residential developments are required to provide 5%of the gross area in open space. The City will require the open space be provided within the area designated for the Y2 corridor. Open space shall be dedicated and have the following attributes and characteristics: 1. Environmental interpretation or other education; 2. Park, recreational land, or athletic fields; 3. Off-road footpaths or bicycle trails; or 4. Any other use found by the City to further the purposes of this chapter. Other: Thurston County Health Department Review may be required if any wells and/or septic systems are located within 100' of property. All wells and septic systems within 100' of the property must be shown on preliminary plat drawings. Application/ Process: Development of the site as a residential subdivision requires Preliminary and Final Plat Approval, including Environmental Review. Preliminary Plat approval requires a public hearing before the Planning Commission with a final decision by the City Council. The environmental determination and preliminary plat are reviewed concurrently and can be completed in 12 to 16 weeks. Preliminary Plat approval is valid for 5 years. Preliminary subdivision approval typically contains conditions of approval that the applicant must complete prior to receiving final subdivision approval or permits for construction. Following land use approval the applicant is required to submit civil construction drawings to the Public Works Department for review and approval and satisfy all conditions of preliminary subdivision approval. Upon satisfactory completion the applicant submits the final documentation for final plat approval. Final Plat approval takes approximately 6 weeks from the time the City receives a completed application packet.