General Files
105 Yelm Avenue best
P.O. Box 479
Yelm, Washington 98597
November 15, 2002
Yelm Property Development
Denny Balascio
16440 SE Middle Road
Yelm, WA 98597
RE: WILLOW GLEN PHASE II SUBDIVISION, SUB-02-8317-YL
Dear Applicant:
Transmitted herewith is the Report and Decision of the City of Yeim Hearing Examiner
relating to the above-entitled matter.
Very tr y yours,
S EN K. CAUSSEAUX, 7R.
Hearing Examiner
SKC/ca
cc: Parties of Record
CITY OF YELM
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The City of Yelm is an Equal Opportunity Provider
OFFICE OF THE HEARING EXAMINER
CITY OF YELM
REPORT AND DECISION
CASE NO.: WILLOW GLEN PHASE II SUBDIVISION, SU602-8317-YL
APPLICANT: Yelm Property Development
Denny Balascio
16440 SE Middle Road
Yelm, WA 98597
SUMMARY OF REQUEST:
The applicant is proposing to subdivide 8.89 acre into 46 single family lots. The property is
zoned R-6 Moderate Density Residential.
SUMMARY OF DECISION:
Request granted, subject to conditions.
PUBLIC HEARING:
After reviewing Planning and Community Development Staff Report and examining
available information on file with the application, the Examiner conducted a public
hearing on the request as follows:
The hearing was opened on November 4, 2002.
Parties wishing to testify were sworn in by the Examiner.
The following exhibits were submitted and made a part of the record as follows:
EXHIBIT " 1 " - Planning and Community Development Staff Report and Attachments
TAMI MERRIMAN appeared, presented the Department of Community Development Staff
Report, and testified that the site measures 8.89 acres and consists of the second phase of a
preliminary plat currently under construction. The applicant originally requested 45 lots, but
was able to obtain a 46th lot. The new lot did not change the plat layout. Density
requirements are met and the public received notice. A small corner of the property was
originally shown as outside of the City limiu, however staff determined that the zoning map
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was inaccurate as to the location of the City limits and the County concurred. The project is
located in the northeast portion of the City and phase one currently under construction
contains 22 lots. The R-6 zone classification authorizes densities of between two and six lots
per acre and requires no minimum lot size. Staff has safety concerns regarding lots 35, 58,
and 59 and wane driveways on the south or north sides of said lots which will allow the
greatest sight distance. Staff also requests a condition preventing the fencing of the front yards
on the three lots. The City ordinance requires the applicant to reserve 5% of the site as open
space. However, the City is presently developing a new 13 acre park in the vicinity, so the
applicant will provide a fee in lieu of open space in the amount of $14,909. The applicant
must construct roads to City standards as well as provide water and sewer. Staff is presently
reviewing the storm water reports and recommends approval.
Appearing was DENNY BALASCIO who cannot add to stafYs testimony. He wants to discuss
with staff a few issues regarding landscaping.
No one spoke further in this matter and so the Examiner took the request under advisement.
The hearing was concluded.
NOTE: A complete record of this hearing is available in the City of Yelm Community
Development Department
FINDINGS CONCLUSIONS AND DECISION:
FINDINGS:
1. The Hearing Examiner has admitted documentary evidence into the record, heard
testimony, and taken this matter under advisement.
2. The City has performed an environmental review, including review of a transportation
analysis, and issued a Mitigated Determination of Nonsignificance on September 27,
2002, with a comment deadline of October 1 1, 2002, and an appeal deadline of
October 18, 2002. No appeals were filed.
Notice of this application was mailed to state and local agencies, and property owners
within 300 feet of the project site on September 5, 2002. Public Notice of the date
and time of the public hearing was posted on the project site, mailed to property
owners within 300 feet of the proposed site, and mailed to the recipients of the
Notice of Application and SEPA Determination on October 24, 2002, and advertised
in the local newspaper on October 25, 2002.
4. The applicant has a possessory ownership interest in an irregularly shaped, 8.89 acre
parcel of property improved with one single family residential home and several
outbuildings. The applicant requests preliminary plat approval to allow subdivision of
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the site into 46 single family residential lots with a density of 5.2 dwelling units per
acre. The existing home will remain on proposed lot 28, but all outbuildings will be
removed.
5. The site plan shows that the proposed subdivision will access through Willow Glen
Phase 1 and will become Phase II of said subdivision. Cascade Avenue SE and
Sundance Avenue SE, Willow Glen Phase I internal plat roads, provide access to the
internal plat road for Phase II. The Phase II road consists of a loop known as Welch
Loop SE. The plat map shows that the applicant has already installed pavement on
Welch Loop between the intersections of the two Phase I internal plat roads. The plat
map shows a Tract B storm water facility at the northeast corner and a planter strip on
the outside of the looped plat road.
6. Parcels to the north and east of the site are located within unincorporated Thurston
County in the Rural Residential, Residential, and Industrial zone classifications.
Properties to the west and south within the Ciry of Yelm are located within the
Moderate Density Residential (R-6) zone classification as is the site iuelf. The aerial
photograph shows that improvements in the area include single family dwellings on
large parcels and a new single family subdivision consistent with the R-6 classification.
A school is located to the southeast.
7. Lots 35, 58, and 59, located on the inside of the corner curves of the internal plat
road, have sight distance problems which requires the City to specify the location of
the driveways providing access to said lots and also prohibiting the installation of fences
or vegetation which would interfere with entering and stopping sight distance.
Conditions of approval specify a driveway placement for lot 35 no further than 85
feet from the north property line, and driveway placements for lots, 58 and 59 no
further than 30 feet from their south property line. Proposed conditions of approval
also address fencing restrictions, and the Examiner has expanded the condition to
include vegetation.
8. Based upon the requirements of the City of Yelm Comprehensive Plan and Chapter
14.12 of the Yelm Municipal Code (YMC), the applicant must dedicate as open space
a minimum of 5% of the gross area of the parcel or in the alternative pay a fee in lieu
of providing such open space. 5% of the site calculates to 19,363 square feet, and
the City calculates the fee-in-lieu as $.77 per square foot or $14,909.51. A
condition of approval requires the applicant to pay such amount.
9. The Yelm School District and the applicant will enter into a school mitigation
agreement which will require the payment of mitigation fees based upon the project's
impact. The school district, the applicant, and the environmental official will determine
the exact amount.
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10. The parcel abuts Middle Road and the applicant will dedicate ten feet of right-of--way
across the plat frontage to the City. However, the plat will not access directly from
Middle Road, but via the Willow Glen Phase I internal plat road. The design of Phase
1 provided for the continuation of subdivision streets to serve the Phase II lou. The
46 lot subdivision will increase traffic and impact the City's transportation system.
Chapter 15.40 YMC requires a development to mitigate its impacu on said
transportation system. A single family residential dwelling generates 1.01 p.m. peak
hour trips, and the City transportation facility charge is $757.50 per dwelling unit,
payable at the time of building permit. Conditions of approval require said payment.
Compliance with conditions of approval will ensure that both Phase t and Phase II meet
the policies and requirements of the City transportation plans.
1 1. Each lot will have a minimum of two parking spaces, and the City will provide domestic
water, fire flow, and sanitary sewer service to the project. Conditions of approval
require the payment of one equivalent residential unit (ERU) per dwelling at the rate
of $1,500 per ERU, and the connection of the existing home to City water.
12. The plat will adequately address storm water runoff as the applicant must design and
construct all storm water facilities in accordance with the Department of Ecology's
Stormwater Management Manual as adopted by the City of Yelm, and comply with
best management practices. The storm drainage system must ensure that the storm
water runoff from the roofs of the houses will infiltrate into the ground on each lot.
The homeowners will own the storm water system in common, and the Community
Development Department will approve the applicant's storm water operation and
maintenance plan.
13. Thurston County Fire Protection District No. 2 will provide fire protection for the site
and has a fire station within a reasonable response time.
14. The applicant will install street lighting and sidewalks to ensure safe walking conditions
for pedestrians.
15. Chapter 17.80 YMC requires the applicant to provide on-site landscaping. While the
code requires a Type II landscaping screen around the perimeter of the subdivision, the
City also allows fencing of subdivisions in lieu of plane. The applicant has addressed
the landscaping requirements by the submittal of a preliminary landscaping plan
acceptable to the Ciry.
CONCLUSIONS:
The Hearing Examiner has jurisdiction to consider and decide the issues presented by
this request.
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2. The applicant has established that the proposed preliminary plat makes appropriate
provision for the public health, safety, and general welfare for open spaces, drainage
ways, streets, roads, alleys, other public ways, transit stops, potable water supplies,
sanitary waste, parks and recreation, playgrounds, schools and school grounds, and
safe walking conditions.
3. The proposed subdivision meets all bulk regulations and other requirements of the
RS-6 zone classification, and assuming compliance with conditions of approval, will
meet all other development regulations.
4. Public facilities in the area can adequately serve the subdivision.
The City's sewer system has capacity to serve all lots within the subdivision.
6. The proposed preliminary plat will serve the public use and interest by providing an
attractive location for a single family residential subdivision in a growing area of the
City near other urban density subdivisions and schools. Therefore, the proposed
preliminary plat of Willow Glen Phase 11 should be approved subject to the following
conditions:
The applicant shall show adequate building envelopes for lots 35, 58, and 59
on civil plans submitted for final approval.
The applicant shall show on civil plans, and the on the face of the final plat, the
driveway placement for lot 35 to be no further than 85 feet from the North
property line.
3. The applicant shall show on civil plans, and the on the face of the final plat,
the driveway placement for lots 58 and 59 to be no further than 30-feet from
the South property line.
The applicant shall provide specific fencing restrictions
for lots 35, 58, & 59 in the Covenants and Restrictions
for the Homeowners Association, and on the face of the
final plat, to provide for adequate sight distance.
The applicant shall pay an open space fee in lieu of in
the amount of $14,909.51.
The proponent 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 proponent will be responsible for a
TFC of $757.50 per dwelling unit which is payable at time of building
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permit.
7. Frontage improvements are required for this project. Frontage
improvements shall be consistent with the City of Yelm's Development
Guidelines. Frontage improvements for Middle Road shall be consistent
with the section "Neighborhood Collector". Interior street improvements
shall be consistent with the section "local access residential'.
8. Frontage improvements shall include frontage improvements deferred in
the Willow Glen Phase I development.
9. The applicant shall connect to the City's water system. Water ERU's
(equivalent residential units) are based on a consumption rate of 240 gallons
per day and are currently charged at a rate of $1,500/ERU (subject to
change) inside city limits. This fee is payable at time of building permit
issuance.
10. The applicant shall connect the existing home to water service temporarily
from a meter located at lot 23, and must reconnect to its own meter, as soon
as the water lines are approved and dedicated to the City.
11. The applicant shall abandon the on-site well in accordance with the
Department of Ecology standards, and any water rights transferred to the
City.
12. The proponent shall connect to the City's S.T.E.P System. 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.
13. Sewer connection fees are charged at the current rate of $4,986.00 per
connection, (fee subject to change) payable at building permit issuance.
All connections require an inspection, with a fee of $145.00 per
connection, also payable at building permit issuance. These fees will be
assessed at building permit issuance for each lot.
14. 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.
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.
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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.
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.
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.
22. Prior to the submission final plat application, the applicant will provide the
Building Department with an addressing plat map for approval.
23. The applicant shall comply with the mitigation requirements of the MDNS
issued on September 27, 2002. Mitigation includes:
a. 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 p.m. 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 issuance.
b. The applicant shall enter into an agreement with the Yelm School
District to mitigate project impacts to the school district.
24. The applicant shall submit a final landscaping and irrigation plan to include
the perimeter of the project site, planter strips, open space, and stormwater
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facilities.
DECISION:
The request for preliminary plat approval of Willow Glen Phase Il is hereby granted subject
to the conditions contained in the conclusions above.
ORDERED this 15th day of November, 2002.
STEPHEN K. CAI
Nearing Examiner
TRANSMITTED this 15th day of November, 2002, to the following:
APPLICANT: Yelm Property Development
Denny Balascio
16440 SE Middle Road
Yelm, WA 98597
Ciry of Yelm
Tami Merriman
105 Yelm Avenue West
P.O. Box 479
Yelm, Washington 98597
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CASE NO: WILLOW GLEN PHASE II SUBDIVISION
SUB-02-8 317-YL
NOTICE
1. RECONSIDERATION: Any interested party or agency of record, oral or
written, that disagrees with the decision of the hearing examiner may make a written request
for reconsideration by the hearing examiner. Said request shall set forth specific errors relating
to:
A. Erroneous procedures;
B. Errors of law objected to at the public hearing by the person requesting
reconsideration;
C. Incomplete record;
D. An error in interpreting the comprehensive plan or other relevant material; or
E. Newly discovered material evidence which was not available at the time of the
hearing. The term "new evidence" shall mean only evidence discovered after the hearing held
by the hearing examiner and shall not include evidence which was available or which could
reasonably have been available and simply not presented at the hearing for whatever reason.
The request must be filed no later than 4:30 p.m. on December 3. 2002 (10 days
from mailing) with the Community Development Department 105 Yelm Avenue West, Yelm,
WA 98597. This request shall set forth the bases for reconsideration as limited by the above.
The hearing examiner shall review said request in light of the record and take such further
action as he deems proper. The hearing examiner may request further information which shall
be provided within 10 days of the request.
2. APPEAL OF EXAMINER'S DECISION: The final decision by the Examiner
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may be appealed to the city council, by any aggrieved person or agency of record, oral or
written that disagrees with the decision of the hearing examiner, except threshold
determinations (YMC 15.49.160) in accordance with Section 2.26.150 of the Yelm
Municipal Code (YMC).
NOTE: In an effort to avoid confusion at the time of filing a request for
reconsideration, please attach this page to the request for reconsideration.
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~o~~~
City of Yelm
105 Yelm Avenue West
P.O. Box 479
Yelm, Washington 98597
(360) 458-3244
Date: October 24, 2002
To: Stephen Causseaux, Jr., Hearing Examiner
From: Tami Merriman, Planning Technician
Re: Willow Glen Phase II Subdivision, SUB-02-8317-YL
LIST OF EXHIBITS:
Exhibit I: Site Plan and Amended Site Plan
Exhibit II: Notice of Application
Exhibit III: Determination of Non-Significance and Comments
Exhibit IV: Public Hearing Notice
Applicant: Yelm Property Development
Denny Balascio
16440 SE Middle Road
' Yelm, WA 98597
Proposal:
The applicant is proposing to subdivide 8.89 acres into 46 single-family lots. The
property is zoned R-6 Moderate Density Residential, allowing up to 6 dwelling
units per acre. Construction includes new streets, infrastructure, frontage
improvements, landscaping, and stormwater facilities.
SPECIAL NOTE: The applicant originally submitted preliminary plat
application io subdivide the property into 45 single-family lots. The 45-
lot proposal was described in the notice of application, and the SEPA
determination that was mailed to the appropriate agencies and 300'
property owner radius.
After these notices were complete and mailed, the applicant requested
to submit a change to the plat to add an additional single family lot, for a
total of 46 single family lots. The addition of the single-family lot meets
the density requirements for the R-6 zone, and did not significantly
change the configuration of the map layout. This change is noted in the
public hearing notice, and was mailed to all recipier+.ts of the original
notice of application and SEPA determination.
Location:
The project site is located on the north side of Middle Road just east of the Prairie Creek
Subdivision. The proposed project is a continuation of the existing Willow Glen
Subdivision.
In reviewing the plat application and tax parcel numbers, we found that the City of Yelm
Zoning map did not include a small portion of this property in the City Limits. After
researching the annexation, and previous boundary line adjustments for this site, it was
determined that the legal description of the annexation effected by the City of Yelm via
Ordinance #627 includes Parcel "A" of BLA #0309 as recorded under Auditors File No.
8510250041 in Volume 3 of Boundary Line Adjustments, Pages 635 through 639. A
portion of Parcel "A", which is presently assigned tax parcel number 64303500300 by
the Thurston County Assessor's Office, was excluded from the map prepared by the
City and filed with the Annexation Certificate. The City believes that tax parcel
64303500300 is within the City limits through the adoption of Ordinance 627 and is
proceeding with the subdivision application.
On October 4, 2002, the City contacted the Office of Financial Management (OFM) -
Forecasting Division with our findings. OFM has concurred that the legal description in
the annexation ordinance does include the small portion of land, and that the map was
incorrect. The entire parcel in question is inside the City of Yelm City Limits.
Notice of Application, SEPA, and Public Hearing
Notice of this application was mailed to state and local agencies, and property owners
within 300 feet of the project site on September 5, 2002. Public Notice of the date and
time of the Public Hearing was posted on the project site, mailed to property owners
within 300 feet of the project site, and mailed to the recipients of the Notice of
Application and SEPA Determination on October 24, 2002, and advertised in the local
newspaper on October 25, 2002.
The City has performed an environmental review, including review of a transportation
analysis, and issued a Mitigated Determination of Nonsignificance on September 27,
2002, with a comment deadline of September October 11, 2002, and an appeal
deadline of October 18, 2002.
Staff Analysis and Conditions of Approval
1. Lots Size and Setbacks:
Findin
The R-6 District does not have a minimum or maximum lot size but it does have
standard yard setbacks.
CUP-02-8317-YL Staff Report 2
Finding:
The layout of the proposed plat includes 3 corner lots, lot numbers 35, 58, & 59, that do
not adequately represent the required setbacks. Additional challenges these corner lots
provide are the safe placement of driveway entrances, and possible interference with
driving sight distance if the future property owners desire to fence their yards.
Conclusion:
The preliminary plat map shows the typical building envelopes that project the minimum
setbacks required in the R-6 Zone, except for lots 35, 58, & 59.
Conditions of Approval:
a. The applicant shall show adequate building envelopes for lots 35, 58, & 59 on
civil plans submitted for final approval.
b. The applicant shall show on civil plans, and the on the face of the final plat, the
driveway placement for lot 35 to be no further than 85-feet from the North
property line.
c. The applicant shall show on civil plans, and the on the face of the final plat, the
driveway placement for lots 58 and 59 to be no further than 30-feet from the
South property line.
d. The applicant shall provide specific fencing restrictions for lots 35, 58, & 59 in the
Covenants and Restrictions for the Homeowners Association, and on the face of
the final plat, to provide for adequate sight distance.
2. Adjacent Land Uses and Zoning:
Finding:
Properties to the north and east of the site are in Thurston County. Properties to the
east are zoned Rural Residential (1/5) and to the north are residential and industrial.
The property to the west and south of the site are zoned Moderate Density Residential
(R-6). Developed densities in the immediate area range from rural (1 unit per five
acres) to moderate density of 6 units per acre.
Conclusion:
The proposed residential subdivision is consistent with the surrounding residential uses,
and creates a density of 5 units per acre, which meets the minimum and maximum
requirements of the R-6 Zone.
3. Open Space:
Finding:
Washington State GMA Open space and recreation goal states; "Encourage the
retention of open space and development of recreational opportunities, conserve fish
and wildlife habitat, increase access to natural resource lands and water, and develop
parks". RCW 36.70A.020(9).
CUP-02-8317-YL Staff Report 3
Finding:
The Yelm Comprehensive Plan states that adequate recreation and park facilities
should be developed and improved to provide a broad range of recreational facilities
which meet the needs of the Yelm community (Section VII.C.3.a.ii Yelm Comprehensive
Plan). The plan further establishes a level of service for neighborhood and community
park and recreation facilities is five acres of land per 1,000 population.
Findin
The City presently has a total of 15.26 acres of recreation and park facilities, including
the 13.98-acre Longmire Community Park which is presently under construction.
Yelm's 2001 population was 3,420 in 2001, according to the Thurston Regional
Planning Council, which would require a minimum of 17.1 acres of recreation and park
facilities pursuant to the Comprehensive Plan.
Findin
Yelm's average household size, according to the Thurston Regional Planning Council, is
2.50 persons per household. A 46 unit subdivision, therefore, would be expected to add
115 people to the City's population, requiring an additional 25,047 square feet of
recreation and park facilities.
Findin
The Park fee in-lieu-of open space is placed in a separate fund in the City's budget
(fund 118) which is used solely for the acquisition of land and improvement of additional
park facilities.
Finding:
YMC Chapter 14.12 provides guidelines for the retention and creation of open space
within the City. This chapter requires a minimum of five percent of the gross area be
dedicated as open space or pay a fee in-lieu-of providing the open space on site. Five
percent of the site is equal to 19,363 sq. ft. The fee is calculated at .77 cents per sq. ft.,
which equals to $14,909.51 as a fee in-lieu-of open space. The applicant has not
proposed any on-site open space.
Conclusion:
The applicant has not included provisions for open space in the proposed plat. The City
is constructing a large public park near this site. It is acceptable to allow the payment of
a fee in lieu of open space for this project.
Conditions of Approval:
a. The applicant shall pay an open space fee in lieu of in the amount of $14,909.51
CUP-02-8317-YL Staff Report 4
4. Schools:
Finding:
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.
Conclusion:
This request for a mitigation agreement between the developer and the school district
became mitigation of the Environmental Determination.
5. Transportation and Site Access:
Findin
The property fronts on Middle Road, which is the only access to the site. No additional
accesses are proposed at this time.
Findin
The 1992 Yelm Comprehensive Transportation Plan, the Transportation chapter of the
Yelm Comprehensive Plan, and the Development Guidelines provide policies and
regulations in which the Transportation Plan will be implemented. Included in these
policies and regulations in the requirement of the continuation of streets. In most cases,
the developer shall provide for the continuation of streets to adjoining properties and
subdivisions. In the case of undeveloped land, the street ends in a cul-de-sac or
hammerhead, with a sign that states "future road connection".
Findin
The design of Willow Glen Phase I provided for the continuation of streets into the
adjacent lot, which is now Willow Glen Phase II. Willow Glen Phase II connects into
Phase I by the continuation of Welch Loop, which is proposed to be change to
Greenleaf Drive.
Findin
The completed project will increase traffic and impact the City's transportation system.
Chapter 15.40, Concurrency Management, requires all development to mitigate impacts
to the City transportation system. A single family home generates 1.01 p.m. peak hour
trips per unit. The Transportation Facility Charge per unit is $757.50 and payable at
time of building permit.
Findin
During the construction of Willow Glen Phase I, the applicant was given a deferral of the
requirement for frontage improvements to Middle Road, agreeing to complete the
frontage improvements at the time of construction of Willow Glen Phase II.
CUP-02-8317-YL Staff Report cJ
Conclusion:
The Combination of the Willow Glen Phase I and Phase II projects meet the policies
and requirements of the transportation plans of the City. The concurrency
Management Ordinance provides for mitigation for the addition of traffic into the City's
transportation system. The construction of Phase 11 ends the deferral of road frontage
improvements to Middle Road.
Conditions of Approval:
a. The proponent 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 proponent will be responsible for a TFC of $757.50 per dwelling unit which is
payable at time of building permit.
b. Frontage improvements are required for this project. Frontage improvements
shall be consistent with the City of Yelm's Development Guidelines. Frontage
improvements for Middle Road shall be consistent with the section
"Neighborhood Collector". Interior street improvements shall be consistent with
the section "local access residential".
c. Frontage improvements shall include frontage improvements deferred in the
Willow Glen Phase I development.
6. Parking:
Finding:
Chapter 17.72, Off-Street Parking and Loading, requires minimum parking ratio of two
spaces per dwelling unit.
Conclusion:
The applicant is proposing at a minimum to provide parking accommodations for at least
two vehicles on each residential lot.
7. Water:
FFinding:
The City's Water Comprehensive Plan identifies a portion of the City area for service.
The City is pursuing additional land areas for approval and the extension of facilities.
Completion of such activities is dependent on grant and developer funding, as well as
planned bonding and existing public funds. The status of such plans and funding
sources must be considered in any review of concurrency. Developer extensions and
or dedications, latecomer agreements, oversizing agreements, and the creation of local
improvement districts may all be considered. In the event of a new funding source,
however, concurrency is not found until the funding source is in fact in pace - e.g. award
of a grant, a binding letter commitment for third parting funding, or the successful
formation of a local improvement district. Any necessary water rights are considered,
only after approved for municipal use by the Washington State Department of Ecology,
or appropriate appeals board, and the time for appeal or challenge has expired.
CUP-02-8317-YL Staff Report 6
septic and drainfield system. The existing home will be connected to City sewer service
when sewer lines are approved and dedicated to the City.
Conclusion:
City sewer service is available to the site. The developer is responsible for extending
the sewer line along the entire frontage of the parcel, and within the subdivision.
Conditions of Approval:
a. The proponent shall connect to the City's S.T.E.P System. 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.
b. Sewer connection fees are charged at the current rate of $4,986.00 per
connection, (fee subject to change) payable at building permit issuance. All
connections require an inspection, with a fee of $145.00 per connection, also
payable at building permit issuance. These fees will be assessed at building
permit issuance for each lot.
c. 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.
9. Drainage/Stormwater:
Finding:
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 Stormwater Manual for the control and treatment of stormwater
runoff.
Finding:
The applicant has submitted a Preliminary Stormwater Report that estimates the
impervious surtace, infiltration rates of the runoff, and a conceptual design for treatment
and storage of the stormwater. Following preliminary plat approval the City Stormwater
Manual requires the developer to submit a final plan consistent with the final impervious
calculations for the site.
Finding:
Stormwater facilities require continued maintenance to ensure they remain in proper
working condition.
Conditions of Approval:
a. 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.
CUP-02-8317-YL Staff Report $
b. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be
accomplished utilizing individual drywells.
c. The applicant shall submit a storm water operation and maintenance plan to the
Community Development Department for approval prior to final plat approval.
d. 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.
10. Fire Protection:
Finding:
Fire protection is provided by the Thurston County Fire District #2. As development
occurs there will be additional demands for fire service.
Conditions of Approval:
a. The applicant shall submit fire flow calculations for all existing and proposed
hydrants. All hydrants must meet minimum City standards.
b. The applicant shall submit a fire hydrant plan to the Community Development
Department for review and approval.
11. Street Lighting:
Findin
Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and
homeowners. Street lighting is reviewed to assure adequate lighting.
Conditions of Approval:
a. 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.
12. Subdivision Name and Addressing:
Findin
The proposed project is a continuation of the existing Willow Glen Subdivision. The
applicant is not proposing to change or add a new subdivision name. Addressing is
approved by the Community Development Department.
Conditions of Approval:
a. Prior to the submission final plat application, the applicant will provide the
Building Department with an addressing plat map for approval.
13. Environmental:
Finding:
The applicant submitted a completed environmental checklist, including a traffic analysis
with preliminary plat application. The City performed and environmental review and
issued a Mitigated Determination of Nonsignificance on September 27, 2002.
CUP-02-8317-YL Staff Report 9
Conditions of Approval:
The applicant shall comply with the mitigation requirements of the MDNS issued on
September 27, 2002. Mitigation includes:
a. 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 p.m. 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 issuance.
b. The applicant shall enter into an agreement with the Yelm School District to
mitigate project impacts to the school district. /~,,
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14. Landscaping:
Findin
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 the applicant to provide on-site
landscaping for all development proposals.
Finding:
The site is adjacent to properties that are compatibly zoned. Chapter 17.80 requires
that the perimeter of the site be landscaped with a Type II landscaping. In residential
subdivisions the city also allows fencing to meet the landscaping requirement for the
perimeter of the site.
Finding:
Landscaping is required in open space and above ground stormwater facilities.
Findin
The applicant has submitted a preliminary landscaping plan that is acceptable with the
City.
Finding:
Chapter 17.80 requires that at time of civil plan review and approval the applicant
provide the Community Development Department a final landscape and irrigation plan
for approval.
Conditions of Approval:
a. 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.
CUP-02-8317-YL Staff Report 1 ~
Conclusion and Staff Recommendation:
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 as
stated above, staff finds that the subdivision:
a. Adequately provides for the public health, safety and general welfare and for
such open spaces, drainage ways, streets a water supplies, sanitary
wastes, parks and recreation, schools idewalks,' ~ ~~
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 and the City's Development
Guidelines.
Based on the Analysis and Findings, and the Conditions of Approval above, staff
recommends that the Hearing Examiner approve SUB-02-8317-YL.
CUP-02-8317-YL Staff Report 11
CITY OF YELM
EXHIBIT I
SITE PLANS
SUB-02-8317-YL
ORIGINAL SITE PLAN
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OCTOBER 24, 2002
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EXHIBIT I SUB-02-8317-YL
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EXHIBIT 1, PAGE 2 OCTOBER 24, 2002
CITY OF YELM
EXHIBIT II
NOTICE OF APPLICATION
SUB-02-8317-YL
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CITY OF YELM
PO Box 479
Yelm WA 98597
360-458-3835
NOTICE OF APPLICATION
Mailed on: September 5. 2002
PROJECT NAME AND LOCATION: Willow Glen Phase II
Welch Loop SE (extension of Welch Street)
LAND USE CASE: SUB-02-8317-YL
An application submitted by Yelm Property Development, LLC, 16440 SE Middle Road, Yelm, WA
98597, for the above-referenced project was received by the City of Yelm on May 23, 2002. The City has
determined the application to be complete on•September 4, 2002. 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 Tami Merriman, Community
Development Department, at (360) 458-3835.
PROJECT DESCRIPTION: The project proposal is to subdivide 8.68 acres into 45 single-family
residential lots with roadway, utilities and stormwater facilities.
ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An
Environmental Checklist, Traffic Impact Analysis, and a preliminary Storm Drainage Analysis and Report
were also submitted.
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 Tami Merriman, Community Development Department, P.O. Box 479, Yelm WA 98597, 360-
458-3835.
THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON SEPTEMBER 20, 2002.
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 vrriting. Additionally, there will be a 14-day public comment period if an
environmental determination is issued. Opportunities for appeal occur within twenty one (21) days after the
date the environmental determination is issued. City Council decision can be appealed through Superior
Court. Appeals of site plan revie~r~ decisions may be filed within 14 days of Notice of Final Decision.
EXHIBIT II, PAGE 1
OCTOBER 24, 2002
CITY OF YELM
EXHIBIT III
DETERMINATION OF NONS~.~NIFICANCE AND COMMENTS
SU B-02-8317-YL
MITIGATED DETERMINATION OF NONSIGNIFICANCE
SEPA NO: 8317
Proponent: Yelm Property Deveopment, LLC.
Description of Proposal: Subdivide 8.68 acres into 45 single family residential lots. The project
includes the construction of stormwater facilities, interior streets, and street
improvements to Middle Road.
Location of the Proposal: The project site. is located on Middle Road, between Railway Road, and
100' Way SE.
Section/Township/Range: Section 19, Township 17N Range 2E.
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 (E1S) 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: Grant Beck, Community Development Director
Date of Iss :September 27, 2002
Comm t Deadiine: ; 5:00 p.m., October 11, 2002
~" ~ ~ i~~f
~ Grant,8eck, Community Development Director
ThislGlitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative
Code 197-11-340(2). Comments must be submitted to Tami Merriman, Community Development Department,
at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., October 11, 2002. The City
of Yelm will not act on this proposal prior to 5:00 p.m., October 18, 2002.
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., October 18, 2002. You should be prepared to make specific factual objections.
Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals.
This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with
all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are
not limited to the City of Yelm Comprehensive Plan, Zoning 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 BELObV THIS LINE
Published: Nisqual(y Valley Nevrs, Friday, October 4, 2002
Posted in public areas: Friday, September 27, 2002
Copies to: All agercies;citizens on SEPA mailing list and adjacent property owners, September 27, 2002
Dept. of Ecology w/checklist, September 27, 2002.
EXHIBIT III, PAGE 1 OCTOBER 24, 2002
CITY OF YELM DETERMINATION OF NON ..NIFICANCE AND COMMENTS
EXHIBIT III SUB-02-8317-YL
ATTACHMENT
SEPA CASE NO.: 8317
This Mitigated Determination of Non Significance is based on the project as proposed and impacts
and mitigation reflected in the fallowing:
• Environmental Checklist (dated May 22, 2002, prepared by Skillings-Connolly, Inc.)
• Traffic Impact Analysis (dated August 22, 2002, prepared by Skillings-Connolly, Inc.)
• Preliminary Storm Drainage and Erosion Control Report (dated September 2002, prepared by
Skillings-Connolly)
And the following conditions:
1. The proponent 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 proponent will be responsible for a TFC
of $757.50 per dwelling unit which is payable at time of building permit.
2. The developer shall enter into an agreement with the Yelm School District to mitigate project
impacts to the school district.
EXHIBIT III, PAGE 2
OCTOBER 24, 2002
CITY OF YELM DETERMINATION OF NON:. ,NIFICANCE AND COMMENTS
EXHIBIT III SUB-02-8317-YL
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STATE QE WASHINGTQN
DEPARTMENT OF L-C_:OLOGY
P.U. Box 47775 • Olympia, W~shingtnn 98504-777.1. (360) a07-63p0
October 11, 204?
IVls. Tami Memman
City of Yelm ... ~ . t_ ;. ,
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Community Development Department ~„~:.• •
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P.U. Box X79 ,,
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L7ear iVts. iViemman: . ,
Thank you for the opportunity to comment on the mitigated detcrnlination ofnon-significance for the
proposed subdivision of acreage for family residential lots, located on Middle !toad, hraween Railway
Road and 14U"' Way SF., as proposed by Yelm Property Development, We reviewed the environmental
checklist and have the following comments:
Water Ouali~:
1rosion control measures must be in place prior to any cli;aring, ip-ading, or construction. 'these cont,•ol
treasures must be effective to prevent soil from being carried into surface water by stotntwatcr ntnoff.
Sand, silt, and soi! will damage aquatic habitat and arc considered pollutants.
Any discharge of sediment-laden runoff or other pollutants to waters of the stab is in violation of Chapter
90.4£x; 'Water Pollution Control, and WA.C~ ] 73-?OIA, W<tter Quality Standards for Surface Waters of the
State of tiVashington, and is subject to enforcement action.
During construction, all releases of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents,
and other deleterious materials must be contained and removed in a manner that will prevent their
discharge to waters and soils of the state. The cleanup of spills should take precedence over other work
on the site.
Coverage under the General Baseline Stormwater Water Perniit is required For construction sites tn•eater
than tivc acres.
if you have any questiwu ~r would likz to respond to these comments, please call NIs. Margaret Hi[1
with the Water Quality Progratti a;t (3611) ~U7-p34Ci.
Sincerely, (~ j
~`~ ~j
Jeri Berubc
SLP:'1 Coordinator
South~~•est Re;ional Oftice
JB:lmc(02-G 134)
ce: Yelm Properny Development, LLC, Applicant
,Margaret Bill, S~~ROi~VQ
EXHIBIT III, PAGE 3
i~J
OCTOBER 24, 2002
CITY OF YELM
EXHIBIT IV
PUBLIC HEARING NOTICE
SU B-02-8317-YL
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YELM
WASMIN6TON
City of Yelm
]OS Yelm Avenue West
P.O. Box 479
Yelm, Washington 9897
(360) 458-3244
NOTICE OF PUBLIC HEARING
YELM HEARING EXAMINER
DATE: Monday, November 4, 2002, 9:00 a.m.
PLACE: City Hall Council Chambers, 105 Yelm Ave W., Yelm WA
PURPOSE: Public Hearing to receive comments on a 46 lot Residential Subdivision,
Case #SUB-02-8317-YL
APPLICANT: Yelm Property Development, L.L.C.
PROJECT LOCATION: 16440 SE Middle Road, Yelm, WA 98597
The~Yelm Hearing Examiner will hold a public hearing to receive comments on a proposed 46-
lot Residential Subdivision. The Hearing Examiner will make a decision on the matter within 10
days after the hearing.
Special Note: The applicant originally submitted preliminary plat application to
subdivide the property into 45 single-family lofs. The 45-lot proposal was described
in the notice of application, and fhe SEPA determination that was mailed fo the
appropriafe agencies, and 300' property owner radius.
After these notices were complete and mailed, the applicant requested to submit a
change fo the plat to add an additional single family lot, for a total of 46 single family
lots. This change is noted in this public hearing notice, and is being mailed fo all
recipienfs of the original notice of application and SEPA determination.
Testimony may be given at the hearing or through any written comments on the
proposal, received by the close of the public hearing on November 4, 2002. Such written
comments may be submitted to the City of Yelm at the address shown above, or mailed
to the 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 Tami
Merriman at (360) 458-3835.
The City of Yelm provides reasonable accommodations to persons with disabilities. If you need
special accommodations to attend or participate in this hearing, please call the City Clerk,
Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting.
ATTEST:
City of Yelm
.ones Bennick. City Clerk
DO NOT PUBLISH BELO'/`1 THIS LINE
Pubiisred in the Nisqualiy Valley Ne~r1s: Friday. October 25, 2002.
7vlailed to Adjacent Property O~;mers and Posted in Puhlic Planes: October 24, 2002.
Tire Cifq o(Ydnr rs n» Equal Opportmiih/ Prnz~iller
EXHIBIT IV, PAGE 1
OCTOBER 24, 2002