Hearing Examiner Staff Report n
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: June 17, 2003
Subj: Benum|Coyne Subdivision and Shoreline Permit, SUB-02-8329-YL
List of Exhibits:
Exhibit I Site Plan and Application Packet
Exhibit II Notice of Application
Exhibit III Revised Determination of Non-Significance and Comments
Exhibit IV Public Hearing Notice
Exhibit V Shea Group Technical Memorandum - Canal Road
Exhibit VI Shea Group Memorandum - Y3 Corridor
Exhibit VII Map of Impacted Lots
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
Proposal: The applicant is proposing to subdivide approximately 28.02 acres into 108 single-family residential lots in two phases. The property is zoned R-4 Low Density Residential,
which allows up to 4 dwelling units per acre.
Location: The property is located on the east side of Wilkensen Road, bounded on the north by the Centralia Power Canal and on the east by the Yelm|Roy Prairie Line Railroad, in a portion
of Sections 17 and 20, Township 17 North, Range 2 West, W.M.
The property is identified by Assessor’s Tax Parcel Numbers 64301200100 and 22717330100.
Description of Property: The subject property is a triangular parcel of land approximately 28.02 acres in area, bounded on the north by the Centralia Power Canal, on the southeast by
the Yelm|Roy Prairie Line Railroad, and on the west by Wilkensen Road.
The Centralia Power Canal was constructed in the 1920’s to provide hydroelectric power to the City of Centralia. Water from the Nisqually River is diverted to the power canal and serves
the hydroelectric generating facility located west of the City of Yelm. The power canal is a shoreline of the state pursuant to the Shoreline Management Act and it’s rules.
The Yelm|Roy Prairie Line Railroad is a City owned short line railroad that, although is unused at this time, will serve Yelm’s industrial area located southwest of the project site.
The right-of-way and tracks are both owned by the City of Yelm.
The property also is bisected by a natural gas pipeline owned by the Olympic Pipeline Company and located within a 30 foot easement which generally runs along the eastern property line.
At the northern end of the property, the easement is approximately 230 feet west of the property line, creating a triangular portion of the site that is detached from the main portion
of the property by the pipeline. This area would include the recreational open space, a portion of the stormwater facilities, and three lots.
The property is very flat and level, ranging in elevation from approximately 224 feet to 336 feet. The northeast corner of the property is the lowest point of the property and is the
proposed location for the stormwater facilities.
The property is currently vacant with scotch broom and several Douglas Fir trees.
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 February
2, 2003. 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 June 17, 2003, and advertised in the local newspaper on June 13, 2003.
The City has performed an environmental review, including review of a transportation analysis, and issued a Mitigated Determination of Nonsignificance on February 7, 2003, with a comment
deadline of September February 21, 2003, and an appeal deadline of February 28, 2003. Based on comments received during the comment period, the City revised and reissued the Mitigated
DNS on May 23, 2003, with an appeal deadline of June 6, 2003. No appeal of the revised MDNS was filed.
Staff Analysis and Recommended Conditions of Approval
1. Lot Size and Setbacks:
Finding - The R-4 zoning district does not have a minimum or maximum lot size, although it does require standard yard setbacks of 15 feet from the front property line adjacent to local
access road (with a minimum 20 foot driveway approach), 5 feet from side property lines (with a minimum of 12 feet between the two side yards), and 25 feet from the rear property line.
The setback on a flanking yard is 15 feet from the property line.
The maximum building coverage allowed is 50% and the maximum development coverage is 75% of the lot.
Conclusion - The lots within the proposed preliminary subdivision appear to contain sufficient area for subsequent development to meet setback and lot coverage requirements.
2. Adjacent Land Uses and Zoning:
Finding - Properties to the north and southeast of the subject property are in unincorporated Thurston County. The area southeast of the property is within Yelm’s Urban Growth Area.
The area to the north is zoned Rural Residential 2/1 (1 home per ½ acre), the area to the northeast and southeast is zoned Rural Residential 1/5 (1 home per 5 acres), the area to the
southwest is zoned Industrial, and the area to the west is zoned R-4. Developed densities in the immediate area range from rural (1 unit per five acres or greater) to suburban (2 to
4 units per acre).
3. Open Space:
Finding - The Growth Management Act establishes a goal for open space and recreation that 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)].
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 of five acres of land per 1,000 population.
Finding - 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 3,485 in 2002, according to the Thurston Regional Planning Council, which would require a minimum of 17 acres of recreation and park facilities
pursuant to the Comprehensive Plan.
Finding - Yelm's average household size, according to the Thurston Regional Planning Council, is 2.50 persons per household. A 108 unit subdivision, therefore, would be expected to
add 270 people to the City's population, requiring an additional 11,760 square feet of recreation and park facilities.
Finding - Chapter 14.12 YMC 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 61,027 square feet.
Finding - The proposed subdivision includes 133,688 sq. ft. (just over 3 acres) of open space generally located between the Olympic Pipeline Company easement and the Yelm|Roy Prairie
Line Railroad, and includes a 4 foot wide footpath.
Conclusion - The applicant has exceeded the minimum recreation and open space requirements.
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.
Finding - The school districts request for a mitigation agreement between the developer and the school district is a mitigation measure of the Mitigated Determination of Non-significance.
5. Transportation and Site Access:
Finding - The property fronts Wilkensen Road, which is the only vehicular access to the property. The subdivision proposes two access connections to Wilkensen, one approximately 375
feet north of the intersection of Canal Road and Wilkensen Road and the second approximately 200 feet south of the Centralia Power Canal.
Finding - 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 is 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”.
Finding - The site conditions do not allow for any continuation of interior streets as the property is bounded by a public street, the Centralia Power Canal, and the Yelm|Roy Prairie
Line Railroad.
Finding - The completed project will increase traffic and impact the City’s transportation system. Chapter 15.40 YMC, 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 issuance.
Finding - Heath and Associates prepared a traffic impact analysis which analyzed the traffic impacts of the proposed development. The analysis found that the project would generate
1,034 vehicles per day of average weekday traffic, with a PM peak of 109 vehicles per hour which is a 19% increase over the existing peak PM volume of 563 vehicles per hour.
Finding - The City of Yelm Development Guidelines require all new developments, including subdivisions, improve street frontages to current standards. Wilkensen Road is a neighborhood
collector, which requires a 16 foot drive lane, vertical curb, a 7 foot planter strip with street trees 35 feet on center and street lighting as required by the City Engineer, and a
5 foot sidewalk.
Finding - Intercity Transit reviewed the proposed subdivision and requested that frontage improvements include an accessible transit stop, including a bus stop pad. The pad would include
a solid, level depth of 8 feet from the edge of the roadway and 6 feet in width. This request could be accommodated within the required frontage improvements through the placement of
a 6 foot width of sidewalk section in the required 7 foot planter strip adjacent to the sidewalk.
Finding - Canal Road currently intersects Wilkensen Road at an angle of approximately 50 degrees, which does not provide safe sight distance for vehicles entering Wilkerson Road from
Canal Road. An additional 1,034 weekday trips added to Wilkerson Road, almost all of which will be traveling southbound past the intersection with Canal Road, would be generated by
the proposed subdivision.
Finding - The Shea Group prepared for the City of Yelm a technical memorandum addressing the safety of the Canal Road intersection, which recommends that the intersection be reconstructed
to present standards.
Conclusion - The condition of the MDNS relating to the realignment of Canal Road mitigates the impacts to traffic safety attributable to the addition of the projects traffic on Wilkensen
Road.
Conclusion - The placement of a bus pad pursuant to Intercity Transit’s request can be accommodated as part of the required frontage improvements for the project.
Proposed Conditions of Approval -
5.A. Pursuant to the Mitigated DNS, 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 issuance.
5.B. Pursuant to the Mitigated DNS, the applicant shall mitigate impacts to Canal Road through realigning Canal Road with Wilkensen to meet City Standards for intersections, provided
that the cost of improvement does not exceed the Transportation Facility Charge and no additional right-of-way is required for the realignment.
5.C. Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Frontage improvements for Wilkensen
Road shall be consistent with the section “Neighborhood Collector”. Interior street improvements shall be consistent with the section “local access residential”.
5.D Frontage improvements shall include a bus pad constructed to Intercity Transit’s standards.
6. 510/507 Loop
Finding - The proposed 510|507 Loop is identified to bisect the subject property. The Loop is a proposed replacement for State Routes 507 and 510 through the City of Yelm, creating
a route for regional traffic to avoid the City core and local access traffic. The Loop has been identified, an Environmental Assessment has been prepared, and a Finding of No Significant
Impact has been issued. A public process was used to identify the proposed route and the Yelm Comprehensive Plan was updated to adopt the route as part of the transportation system
in the City. Yelm is currently attempting to obtain funding for preliminary engineering and right-of-way acquisition for the northern portion of the Loop.
Finding - The Yelm Comprehensive Plan was updated in 2000 to adopt the preferred alternative location of the 510|507 Loop, known as the Y2/Y3 transportation corridor, as identified in
the Y2/Y3 Environmental Assessment.
Finding - The Yelm Comprehensive Transportation Plan is adopted as an element of the Comprehensive Plan.
Finding - The 510|507 Loop is identified as a project on the City’s Six Year Transportation Improvement Program.
Finding - The Yelm Comprehensive Transportation Plan establishes the following policy regarding right-of-way…
To retain existing right-of-way and to identify, acquire, and preserve rights-of-way.
The City intends to use the recommendations from this Transportation Plan to identify current and future transportation system needs. The City will identify specific transportation
system needs. The City will identify specific transportation corridors and alignments and locate and protect needed rights-of-way as soon as possible. Some methods that will be used
to acquire and preserve rights-of-way include:
Requiring dedication of rights-of-way as a condition for development when the need for such rights-of-way is linked to the development;
Requesting donations of rights-of-way to the public;
Purchasing rights-of-way by paying fair market value; and
Acquiring development rights and easements from property owners.
The City also seeks to protect rights-of-way from encroachment by any structure, substantial landscaping, or other obstruction to preserve the integrity of a comprehensive plan recommendation.
Protection methods that may be used include a minimum setback requirement for property improvements to preserve sufficient right-of-way to allow for expansion of roadways; and development
of specific guidelines regarding the installation and maintenance of any landscaping within the public right-of-way.
Finding - The Shea Group prepared for the City of Yelm an analysis of the proposal as it relates to the 510/507 Loop. The analysis includes two alternative subdivision layouts that
address the issue of the 510/507 Loop corridor. The first maintains the corridor in open space to be purchased when funding is acquired.
This proposal provides 90 lots and requires less roadway, stormwater piping and a smaller stormwater infiltration pond than the applicant’s proposal. The second provides 102 lots and
recognizes the right-of-way lines as property boundaries and allows the areas north and south of the right-of-way to function as neighborhoods after the right-of-way necessary for the
510/507 Loop is purchased.
Conclusion - Accommodating the future 510/507 Loop right-of-way through phasing protects the integrity and functionality of the future neighborhoods and provides time to fund the acquisition
of the corridor.
Proposed Conditions of Approval -
The proposal should be conditioned for consistency with the Comprehensive Plan as it relates to transportation and, specifically, the 510/507 Loop. The following potential conditions
would address the proposal’s inconsistency with the Comprehensive Plan by phasing the development or building within the development to maximize the time for funding the acquisition
of right-of-way before having to purchase buildings along with land within the corridor.
6.A. The applicant shall design the plat so that the phase line runs through the site from east to west. Phase 1 shall be fully contained and functional south of the Y3 corridor. Phase
2 shall be completely independent of Phase 1, fully contained and functional north of the Y3 corridor. Figure 12 of the Shea Group Memorandum (Exhibit VI) illustrates acceptable Phasing.
Alternative 6.A. The applicant shall design the plat so that it minimizes impacts to the neighborhoods upon public purchase of the right-of-way necessary for the Y3 corridor. Figure
13 of the Shea Group Memorandum (Exhibit V) illustrates acceptable design, with the condition that lots within the Y3 corridor are the last to obtain building permits in the development.
Alternative 6.A No building permit shall be issued for any lot identified on Exhibit VII as being impacted or partially impacted by the Y3 corridor until building permits have been issued
for every lot outside the corridor. No building permit for those lots identified on Exhibit VII as being impacted should issue until building permits have been issued for every lot
shown on Exhibit VII as being partially impacted.
7. Parking:
Finding - Chapter 17.72, Off-Street Parking and Loading, requires minimum parking ratio of two spaces per dwelling unit.
Conclusion - The lots within the proposed subdivision allows sufficient area for 2 parking spaces while meeting the maximum lot coverage of 75%.
8. Water:
Finding - 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, over sizing 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.
Finding - There is an existing 10 inch PVC water line on N.P. Road SE approximately 1,200 feet south of the southern boundary of the subject property. There is a second existing water
line approximately 1,200 feet north of the northern property line on Wilkensen Road, which is an 8 inch PVC line. The applicant has proposed connecting to the existing water line on
N.P. Road to the south of the project.
Finding - The City of Yelm Comprehensive Water Plan calls for a 10 inch PVC line to connect the line on N.P. Road and the line on Wilkensen Road.
Finding - The Fire Codes and Development Guidelines require minimum fire flows of 1,500 gallons per minute for 120 minutes with a minimum system pressure of 20-psi. Completing the loop
between the Wilkensen Road and N.P. Road water lines would increase available fire flow at the project site.
Conclusion - City water service is available to the site from the water line in N.P. Road. The developer is responsible for extending the water line to the property, along the entire
frontage of the parcel, and within the subdivision.
Conditions of Approval -
8.A. 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.
8.B. If required fire flows cannot be met through the connection of the project to the existing line at N.P. Road, the developer shall complete the loop by extending a 10 inch water
main from the project site to the existing 8 inch line near the end of Wilkensen Road.
9. Wastewater:
Finding - The City’s Sewer 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, over sizing 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.
Finding - The nearest existing sewer line is located at the intersection of N.P. Road and Rhoton Road, approximately 3,500 feet south of the project site.
Finding - The property owners participated in the Local Improvement District for the construction of the sewer treatment plant and purchased 108 connections through the LID. The LID
assessment is separate from connection fee’s and may be segregated at the time of final subdivision approval.
Conclusion - City sewer service is available at the intersection of N.P. Road and Rhoton Road. The developer is responsible for extending the sewer line to the property, along the entire
frontage of the parcel, and within the subdivision.
Conditions of Approval -
9.A. The applicant 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.
9.B. Sewer connection fees for properties participating in the LID are charged at the current discount rate of $2,620.00 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.
10. 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. The City of Yelm 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 surface, 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 - The Preliminary Stormwater Report does not include the surface water runoff from the frontage improvement on Wilkensen Road and understates the amount of impervious surfaces
in the proposed internal roadways. Including this additional stormwater runoff in the pond size calculations will probably require a larger treatment area and infiltration area within
the stormwater pond system. There is sufficient area within the stormwater tract and the open space tract to accommodate a larger stormwater pond and still meet open space requirements.
Finding - Stormwater facilities require continued maintenance to ensure they remain in proper working condition.
Conditions of Approval -
10.A. The applicant shall design and construct all storm water facilities in accordance with the current 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.
10.B. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells.
10.C. The applicant shall submit a storm water operation and maintenance plan to the Community Development Department for approval prior to final plat approval.
10.D. The stormwater system shall be held in common by the Homeowners Association. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots
for the maintenance and repair of the stormwater facilities.
11. 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 –
11.A. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval as part of the civil engineering plans prior to final subdivision
approval.
11.B. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards, including flow requirements.
12. Street Lighting:
Finding - Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners. Street lighting is reviewed to assure adequate lighting.
Conditions of Approval -
12.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.
13. Subdivision Name and Addressing:
Finding - The proposed project is not currently named. Addressing is approved by the Community Development Department.
Conditions of Approval -
13.A. Prior to the submission final plat application, the applicant will provide the Community Development Department with a proposed subdivision name which is unique within the City
of Yelm and Thurston County and is distinguishable from other subdivision names and an addressing and street name plat map for approval.
14. State Environmental Policy Act:
Finding - The applicant submitted a completed environmental checklist, including a traffic analysis with preliminary subdivision application. The City performed an environmental review
and issued a Mitigated Determination of Nonsignificance on February 7, 2003.
Conditions of Approval -
14.A. The applicant shall comply with the mitigation requirements of the MDNS issued on February 7, 2003, and revised on May 23, 2003. Mitigation includes:
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.
Prior to final subdivision approval, the developer shall realign Canal Road with Wilkensen to meet City Standards for intersections, provided that the cost of improvement does not exceed
the Transportation Facility Charge in condition 1 above and no additional right-of-way is required for the realignment. The TFC's for the project required pursuant to Mitigation Measure
No. 1 above shall be waived, in their entirety, in the event that the for the cost of realignment described in this Mitigation Measure 2 is effected by the proponent.
Prior to final subdivision approval, the proponent shall submit to the City of Yelm a signed school mitigation agreement between the developer and the Yelm School District.
15. Landscaping:
Finding - 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.
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 -
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.
16. Shoreline Management Act/Thurston County Shoreline Master Program:
Finding - The Centralia Power Canal bounds the northern line of the property. The power canal was constructed in 1929 to provide hydroelectric power to the City of Centralia through
the diversion of waters from the Nisqually River. The mean annual flow of the canal is greater than 20 cfs.
Finding - The Shoreline Master Program for the Thurston Region states that residential development should not exceed 35 feet above average grade, that storm drainage facilities should
prevent direct entry of surface water runoff into receiving waters, that subdivisions shall provide general public access to and along shorelines that have been historically used by
the public for recreation, and that setback, lot area, and density requirements are established by the local development regulations.
Finding - The property has not historically been used by the public for recreation purposes.
Conclusion - The proposed subdivision is consistent with the policies and regulations of the Shoreline Master Program for the Thurston Region.
Conclusion and Staff Recommendation:
Section 16.12.170 YMC requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant, and the proposed conditions of approval
as stated above, Community Development staff finds that the subdivision:
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, and sidewalks;
That the public use and interest will be served by the subdivision of the property, if conditioned as proposed;
The subdivision, if conditioned as proposed, is in conformance with the Yelm-Thurston County Joint Comprehensive Plan, the City of Yelm Zoning Code, the City of Yelm Subdivision Code,
the Shoreline Management Act and the Shoreline Master Program for Thurston County, and the City of Yelm Development Guidelines.
Based on the Analysis and Findings, and the Conditions of Approval above, staff recommends that the Hearing Examiner approve SUB-02-8329-YL.