Hearing Examiner Staff Report Revised
City of Yelm
105 Yelm Avenue West
P.O. Box 947
Yelm, WA 98597
(360) 458-3244
To: Stephen Causseaux, Jr., Hearing Examiner
From: Grant Beck, Director of Community Development
Date: July 31, 2003
Subj: Revised Staff Report Benum|Coyne Subdivision and Shoreline Permit, SUB-02-8329-YL
Applicant: Robert Coyne and Robert Benum
Benum Enterprises
P.O. Box 73130
Puyallup, WA 98373
Agent: Terry Brink
Gordon, Thomas, Honeywell, Malanca, Peterson, & Daheim, LLP
1201 Pacific Avenue, Suite 2200
P.O. Box 1157
Tacoma, WA 98401-1157
Engineer: James Crippen, P.E.
2601 South 35th Street, Suite 200
Tacoma, WA 98409
Background: After the preparation of the staff report dated June 17, 2003, and before the originally scheduled public hearing on this matter, the applicants and Community Development
staff held a series of meetings in order develop a revised site plan that staff could support in relation to the proposed 510|507 Loop and met the applicants goals for the development.
In consideration of the accommodation demonstrated by the applicants with respect to the proposed 510/507, the City is issuing this Revised Staff Report as a supplement to the original
Staff Report dated June 17, 2003. The original Staff Report shall remain operative and have vitality except: (i) when any provision(s) included in the Revised Staff Report conflict
with it, in which event, the Revised Staff Report shall prevail; and (ii) with respect to the following provisions included in the original Staff Report that are hereby expressly deleted:
The fourth Finding on page 7;
The fifth Finding on page 7;
The sole Conclusion on page 8;
The proposed alternative conditions of approval 6.A. on page 8; and
The proposed condition 15.A. on page 14.
Revisions to Site Plan: In order to maintain the size of the proposed lots, the revised site plan includes 104 lots rather than the originally proposed 108 and this is only accomplished
by utilizing the open space areas normally required by the code.
The revised site plan contains the following changes from the original proposal:
To meet the open space requirements of the Code, the applicant’s have utilized the City owned railroad right of way and will construct a pedestrian trail along the property frontage.
This trail has been planned for by the City and is a 10 foot asphalt walkway with a fence separating the trail from the railroad tracks. Because the tracks are not yet utilized by
the City, the applicant will not be required to construct the separation fence.
Landscaping requirements along the railroad right of way and the power canal are waived, as these natural features accomplish the same goal of separating adjacent land uses as the required
landscaping. The original proposal included a 6 foot board fence along these two boundaries, which is also waived because it was part of the landscaping requirements.
The road section within the subdivision is modified to eliminate one lane of on-street parking with landscape islands on the other side of the street to clearly define the remaining
single parking lane.
Flag lots and lots with narrow frontages on cul-de-sacs will utilize shared driveways. Homes on some flag lots will have the garages oriented to the side of the property and will be
located behind the face of the building.
The applicant’s engineer has determined on a preliminary basis that the water system does not need to be looped to provide fire flow if the line is upsized to a 12 inch line from the
point of connection to the subdivision. Within the subdivision, the main size will be smaller and will vary in diameter.
The City of Yelm will reconstruct or waive the reconstruction of City and County roads disturbed during the installation of the water and sewer lines.
The applicants will be entitled to a latecomers agreement for the installation of water and sewer lines pursuant to Chapter 13.12 YMC entitled “Assessment Reimbursement Contracts (Latecomers
Agreements)”.
Recommendation:
Staff recommends the Hearing Examiner approve the amended subdivision with the following changes to the conditions proposed in the June 17, 2003, staff report.
New Condition 1.A. Setbacks shall be as shown on the revised site plan dated July 17, 2003.
New Condition 3.A. The applicant shall construct a 10 foot wide asphalt pedestrian trail as identified in the Yelm Rail with Trail proposal for acquisition of the railroad right of way,
provided that a fence shall not be constructed along the subdivision frontage within the City of Yelm railroad right of way. This shall satisfy the open space requirements of Chapter
14.12 YMC by providing usable public open space.
New Condition 5.E. The neighborhood collector road standard shall be modified for all roads within the subdivision to include:
A 5 foot (5’) sidewalk;
A six foot (6’) planting strip;
A one and one half foot (1 ½’) rolled concrete curb;
Two eleven foot (11’) asphalt travel lanes;
A nine foot (9’) parking lane with period landscape planters to clearly delineate the parking area;
A one and one half foot (1 ½’) rolled concrete curb;
A six foot (6’) planting strip.
A road section prepared by the Applicant’s engineer is included in the revised site plan dated July 17, 2003, which represents the specifications acceptable to the City of Yelm.
New Condition 5.F. Shared driveways will be allowed for the following lots:
21 and 22
23 and 24
25 and 26
27 and 28
35, 36, 37, and 38
39 and 40
41 and 42
52, 53, and 54 55 and 56
57 and 58
62 and 63
65 and 66
68 and 69
70 and 71
72 and 73
80 and 81
82 and 83
84 and 85
87 and 88
89 and 90
91 and 92
Replacement of fourth finding on page 7 of original staff report:
Yelm Comprehensive Transportation Plan includes in relevant part the following policy regarding right-of-way:
To retain existing right-of-way and to identify, acquire, and preserve rights-of-way . . . .
Replacement of conclusion on page 8 of original staff report:
Although the revised site plan does not result in the retention of existing right-of-way, or the identifying, acquiring and preservation of a right-of-way, it, together with revised
Condition 6.A. below, affords the City additional time in the development process to accelerate its efforts to obtain sufficient funding to begin condemnation of the desired right-of-way
for the proposed 510/507 corridor by delaying the issuance of building permits on the lots situated within said proposed corridor.
Replacement Condition 6.A.
No building permit shall issue for any of the lots listed below, all of which are situated in Phase II of the subdivision and within the proposed 510|507 corridor, until building permits
have been issued for every other lot located outside the corridor: 56, 57, 58, 59, 60, 61, 62, 63, 64, 65, 66, 68, 69, 70, 71, 72, 73, 74, 80, 81, 82, 83, 84, 85, 86 and 87. Once building
permits are issued on all other lots than those listed above, the applicant may apply for building permits on any and all of the lots listed above without regard to the sequence or number
of lots.
New Condition 8.C.
The City of Yelm will coordinate and be responsible for the reconstruction of N.P. Road and Wilkensen Road after installation of the water line by the applicant. Civil plan review
and approval shall include the timing of installation to coordinate with the City’s road maintenance program and condition of the backfilled utility trench. The processing of the applicants’
final plat approval shall not be delayed due to the timing of the City’s satisfaction of this condition.
New Condition 9.C.
The City of Yelm will coordinate and be responsible for the reconstruction of N.P. Road and Wilkensen Road after installation of the sewer line by the applicant. Civil plan review
and approval shall include the timing of installation to coordinate with the City’s road maintenance program and condition of the backfilled utility trench. The processing of the applicants’
final plat approval shall not be delayed due to the timing of the City’s satisfaction of this condition.
Replacement Condition 15.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. The landscaping
requirements for the northern and eastern boundaries of the property adjacent to the Centralia power canal and the City’s railroad right of way are waived, including the previously planned
fencing. Landscaping within remaining common open space areas, tracts A and B, shall be Type VII, or lawn, at the sole discretion of the Applicant.
Based on the Analysis and Findings, and the Conditions of Approval above, staff recommends that the Hearing Examiner approve SUB-02-8329-YL.