Project Rev & Correspondence~o~ T~p~ STAFF REPORT
City of Yelm
_, Community Development Department
WASNINO7ON
Case Number: SHS-04-0183-YL
Applicant: Airborne Properties, LLC
Agent: 2M Enterprises, LLC
Request: Short Subdivision of 2.38 Acres into 9 Single Family Lots
Recommendation: Approval with conditions
Proposal
The applicant proposes to subdivide 2.38 acres into 9 single family residential lots.
Property Characteristics
The property is located at the east end of 104"' Avenue SE. It is currently vacant land.
Notice of Application
Notice of this application was mailed to state and local agencies and the owners of
property within 300 feet of the project site on November 17, 2004.
Concurrency
Chapter 15.40 YMC requires the reviewing authority to determine that required urban
infrastructure is available at the time of development.
Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1)
YMC when the project is within an area approved for sewer pursuant to the adopted
sewer comprehensive plan for the city and improvements necessary to provide city
standard facilities and services are present to meet the needs of the proposed
development.
Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2)
YMC when the project is within an area approved for municipal water service pursuant
to the adopted water comprehensive plan for the city and improvements necessary to
provide city standard facilities and services are present.
Concurrency with transportation infrastructure is achieved pursuant to Section
15.40.020 (5)(c) YMC when the project:
• Makes on-site and frontage improvements consistent with city standards and
roads necessary to serve the proposed project consistent with safety and public
interest;
• Makes such off-site facility improvements, not listed on the capital facilities plan,
as are necessary to meet city standards for the safe movement of traffic and
pedestrians attributable to the project;
• Makes a contribution to the facilities relating to capacity improvements identified
in the adopted six-year traffic improvement program, in the form of a
transportation facility charge.
Concurrency with school infrastructure is achieved when the developer provides a letter
from the local school district that the school facilities impacted by the proposed
development are present, or are on an approved and funded plan, to assure that
facilities will be available to meet the needs and impacts of the proposed development.
State Environmental Policy Act
This short subdivision is exempt from SEPA environmental review under Section 197-
11-800(6)(a) WAC, however development of this parcel was included and reviewed as
part of a series of exempt and nonexempt actions and is conditioned by the Mill Pond
Estates Phase I Mitigated Determination of Nonsignificance, SEPA #8358 issued
January 30, 2004.
Lots Size and Setbacks
The Yelm Zoning Code does not establish minimum or maximum lot sizes, 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 for a flanking yard is 15 feet from the property line.
The lots within the proposed preliminary subdivision appear to contain sufficient area to
meet setback and lot coverage requirements, if conditioned as recommended.
Adjacent Land Uses and Zoning
The property is adjacent to State Route 507 (Yelm Rainier Hwy) to the northwest, and a
residential subdivision currently in construction to the east. To the west is the Hawks
Landing residential subdivision, and to the south, single family residential homes.
Open Space
The Growth Management Act establishes a goal for open space and recreation that
states "encourage the retention of open space and development of recreational
0183 approval Page 2 of 8
opportunities, conserve fish and wildlife habitat, increase access to natural resource
lands and water, and develop parks" [RCW 36.70A.020(9)].
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 of a
new subdivision be dedicated as usable open space. Appropriate uses of dedicated
open space include:
• Environmental interpretation or education
• Parks, recreation lands, or athletic fields
• Footpaths or bicycle trails
No more than five percent of any dedicated open spaces may be impermeable surfaces
and open space must be sited so as to be suitable for its intended purpose and at least
75% of the open space must be assessable to either the general public or all residents
of the associated development.
The applicant proposes to apply the open space dedicated in Mill Pond Estates to
qualify for the open space required for this phase. The open space in Phase I was a
very large wetland pond and buffer area. This wetland was preserved in its natural
state, and meets the requirement of environmental interpretation, and is more than
enough land area to meet the open space requirements of phase I and phase II. To
apply this area as open space for phase II, the applicant shall provide one homeowners
agreement for both Phase I and Phase II.
Schools
New residential units create a demand for additional school services and facilities. The
Yelm School District requests that the applicant enter into an agreement with the school
district for the payment of mitigation fees based on the project's impact. This request
for a mitigation agreement between the developer and the school district became a
mitigation measure of the Environmental Determination.
Transportation and Site Access
The City of Yelm Development Guidelines and the concurrency requirements of Chapter
15.24 YMC require all new subdivisions to improve street frontages to current City
standards. Frontage improvements on 104t" Avenue SE are currently being constructed
as part of the Mill Pond Estates Phase I. The proposal does not include internal streets,
with all lots having access from 104t" Avenue SE.
0183 approval Page 3 of 8
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 issuance.
Parking
Chapter 17.72 YMC requires minimum parking ratio of two spaces per dwelling unit,
which is typically met in subdivisions with a standard driveway.
Water System
The City's Water Comprehensive Plan identifies the property as being within the water
service area and the property is currently served by City water.
The current fee to connect to the City water system is $1,500.00 per Equivalent
Residential Unit (each ERU equals 900 cubic feet of water consumption per month).
There is an existing watermain located on 104t" Ave. SE. Connection to this watermain
is subject to a latecomer's agreement in the amount of $11,496.08. Payment of the
latecomer fee is required prior to final plat approval.
The proposed subdivision would be required to connect to the City's water system to
serve fire hydrants and individual services.
An irrigation meter may be installed for the purpose of irrigation. A backflow prevention
device will be required for all landscape irrigation connections between the irrigation
system and the water meter. This also includes any individual irrigation systems that
may be located on any individual lot within the subdivision.
The City of Yelm is dedicated to providing the best quality water possible to its
consumers. Section 246-290-490, Washington Administrative Code, requires that the
City take measures to ensure that contamination does not occur as a result of cross
contamination.
Sewer System
The City's Sewer Comprehensive Plan identifies the property as being within the sewer
service area.
The current fee to connect to the City sewer system is $5,417.00 per Equivalent
Residential Unit (each ERU equals 900 cubic feet of water consumption per month).
0183 approval Page 4 of 8
There is an existing sewermain located on 104th Ave. SE. Connection to this
sewermain is subject to a latecomers agreement in the amount of $9.892.24. Payment
of the latecomer fee is required prior to final plat approval.
Stormwater Quality and Quantity
Impervious surfaces create stormwater runoff which, when uncontrolled and untreated
can create health, safety, and environmental hazards. The City of Yelm has adopted
the 1992 Department of Ecology Stormwater Manual.
The applicant has submitted a preliminary stormwater report which includes a
conceptual design for the treatment and infiltration of the stormwater. The Community
Development Department has reviewed this report and find that stormwater from the
site can be managed appropriately through the conceptual plan. Civil plan review will
include a final stormwater plan consistent with the preliminary plan.
Stormwater facilities require continued maintenance to ensure they remain in proper
working condition.
Street Lighting
Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and
homeowners. Street lighting is reviewed at the time of civil plan review in order to
assure adequate lighting.
Subdivision Name and Addressing
The subdivision is being called Mill Pond Estates II. Addressing for the proposed
residential lots will be assigned by the Community Development Department prior to
application for final subdivision approval.
Landscaping
Landscaping and screening are necessary to provide screening between compatible
and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets
of the City. Chapter 17.80 YMC requires all development to provide on site
landscaping.
The site is adjacent to properties that are compatibly zoned. Chapter 17.80 YMC
requires that the perimeter of the site be landscaped with a Type II landscaping. In
residential subdivisions the City allows fencing to meet the landscaping requirement for
the perimeter of the site. Landscape requirements shall be installed and approved prior
to application for final plat.
Landscaping is required in open space and above ground stormwater facilities.
0183 approval Page 5 of 8
Chapter 17.80 YMC requires that at time of civil plan review and approval the applicant
provide the Community Development Department a detailed final landscape and
irrigation plan for approval.
Section 17.80.090 (F) YMC states that the owner/developer of any project requiring site
plan review approval, subdivision approval, or short subdivision approval shall provide a
performance assurance device in order to provide for maintenance of the required
landscaping until the tenant or homeowners' association becomes responsible for
landscaping maintenance. The performance assurance device shall be 150 percent of
the anticipated cost to maintain the landscaping for three years.
Staff Recommendation
Section 16.12.170 YMC requires written findings prior to a decision on a preliminary
subdivision.
The applicant has established that the proposed subdivision, if conditioned, 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.
The subdivision, if conditioned, 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 Thurston County Shoreline Master Program,
and the City of Yelm Development Guidelines.
The preliminary subdivision is approved with the following conditions:
1. The applicant shall mitigate transportation impacts based on the new peak P.M.
trips generated by the project. The Transportation Facility Charge (TFC) shall be
based on 1.01 new peak P.M. trips per single family dwelling, payable at time of
building permit issuance.
2. Each dwelling unit within the subdivision shall connect to the City water system.
The connection and meter fee will be established at the time of building permit
issuance.
3. Water latecomers fee associated with this property shall be paid prior to final plat
approval.
0183 approval Page 6 of 8
4. All conditions for cross connection control as required in Section 246-290-490
WAC.
5. All planting strips and required landscaping not located within 75' of a hose
spigot shall be served by an irrigation system with a separate water meter and an
approved backflow prevention device. The applicant shall submit a final
landscape and irrigation plan at the time of civil plan submission.
6. Each dwelling within the subdivision shall connect to the City S.T.E.P. sewer
system. The connection fee and inspection fee will be established at the time of
building permit issuance.
7. Sewer latecomers fee associated with this property shall be paid prior to final plat
approval.
8. The applicant shall design and construct all stormwater facilities in accordance
with the 1992 DOE stormwater Manual, as adopted by the City of Yelm. Best
Management Practices (BMP's) are required during construction.
9. The applicant shall prepare a final stormwater plan consistent with the
preliminary plan. The final plan shall be submitted with civil engineering plans
and shall include an operation and maintenance plan.
10. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells.
11. 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.
12. 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.
13. The applicant shall submit fire flow calculations for all existing and proposed
hydrants. All hydrants must meet minimum City standards.
14. Per the City of Yelm's Development Guidelines, street lighting will be required. A
lighting design plan shall be submitted to the Community Development
Department for review and approval.
15. Prior to the submission final plat application, the applicant will provide the
Community Development Department an addressing map for approval.
0183 approval Page 7 of 8
16. The applicant shall submit a detailed final landscaping and irrigation plan with the
civil engineering plans to include the perimeter of the project site, planter strips,
and stormwater facilities.
17. The applicant shall provide a performance assurance device in order to provide
for maintenance of the required landscaping until the tenant or homeowners'
association becomes responsible for landscaping maintenance. The performance
assurance device shall be 150 percent of the anticipated cost to maintain the
landscaping for three years.
Based on the Analysis and Conditions of Approval above, staff approves the Preliminary
Short Subdivision, Case # SHS-04-0183-YL.
APPR ~/FD this 1 `f~a day of
,heck, Director of Community Development
Ian Review Committee
of Yelm
Appeal
Short Plat Approval is a Type II Administrative land use approval. An appeal of this
decision can be filed within 14 days from the date of this approval, pursuant to YMC,
Chapter 15.49, Integrated Project Review Process. Any appeal must be in writing,
contain specific factual objections, and include the appeal fee of $50.00.
0183 approval Page 8 of 8
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STATE OF WASHINGTON ~~~ ~
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DEPARTMENT OF ECOLOGY
PO Box 47775 • Olympia, Washington 98504-7775 • (360) 407-6300
December 2, 2004
Ms. Tami Merriman
City of Yelm
Community Development Department
PO Box 479
Yelm, WA 98597
Dear Ms. Merriman:
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Your address
is in the
watershed
Thank you for the opportunity to comment on the notice of application for the Mill Pond Estates,
Division 2 project (Case No. SS-04-0183-YL) located at 104` Avenue Southeast and State Route 507
as proposed by Airborne Properties. We reviewed the environmental checklist and have the following
comments:
WATER QUALITY: Margaret Hill (360) 407-0246
The owner of a construction site which disturbs five acres or more of total land area, and which has or
will have a discharge of stormwater to a surface water or to a storm sewer, must apply for coverage
under the National Pollution Discharge Elimination System (NPDES) and State Waste Discharge
General Permit for Stormwater Discharges Associated with Construction Activities. Owners of sites
where less than five acres of total land area will be disturbed must also apply if the construction
activity is part of a larger contiguous plan of development or sale in which more than five acres will
eventually be disturbed. Discharge of stormwater from such sites without a permit is a violation of
federal and state law and you will be subject to enforcement action by the Department of Ecology or
through third party lawsuits.
A stormwater permit application form, referred to as a Notice of Intent (NOI), can be obtained by
calling Ecology's Stormwater Request Line (360) 407-7156 or Linda Matlock at (360) 407-6437. The
NOI application form is also accessible in electronic form on Department of Ecology's website at:
http://www. ecy.wa.gov/programs/wq/stormwater/construction/#Application
Applicants are encouraged to submit completed forms and publish public notices more than 38 days
prior to the planned start of construction to avoid delays to the project.
Erosion control measures must be in place prior to any clearing, grading, or construction. These
control measures must be effective to prevent stormwater runoff from carrying soil and other
pollutants into surface water or storm drains that lead to waters of the state. Sand, silt, clay particles,
and soil will damage aquatic habitat and are considered to be pollutants.
Any discharge of sediment-laden runoff or other pollutants to waters of the state is in violation of
Chapter 90.48, Water Pollution Control, and WAC 173-201A, Water Quality Standards for Surface
Waters of the State of Washington, and is subject to enforcement action.
L~1
December 2, 2004
Page 2
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.
If you have any questions or would like to respond to these comments please contact the appropriate
reviewing staff listed above.
Department of Ecology
Southwest Regional Office
(AW: Mill Pond Estates Division 2)
cc: Margaret Hill, WQ
Linda Matlock, WQ/HQ
Airborne Properties, LLC (Applicant)
YELM COIV'~VIUNITY SCHOOLS NOy
Where all students can learn and ,crow _ ~2
Erlin~ Birkland
Director of Facilities
November 18, 2004
Mr. Grant Beck
Community Development Director
City of Yelm
PO Box 479
Yelm, Washington 98597
RE: SS-04-0183-YL
Mill Pond Estates, Division 2
Dear Mr. Grant:
Yelm Community Schools requires mitigation agreements for all subdivisions.
Please include the mitigation provision as part of the SEPA requirements.
Should you have any questions please call me at 4586128.
Sincerely,
,.
E i g M. irklan
Facilities Director
Yelm Community Schools
YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS
107 First Street North, P. 0. Box 476, Yelm, Washington 98597, (360) 458-6128, FAX (360) 458-6434
Roberta Allen
From: Dennis Bloom [DBloom@intercitytransit.com]
Sent: Wednesday, November 17, 2004 3:53 PM
To: Roberta Allen
Subject: RE: Notice of Application Yelm
Thank you for sending.
No comments regarding project from Intercity Transit.
Dennis Bloom
Planning Manager
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-----Original Message-----
From: Roberta Allen [mailto:robertaa@ci.yelm.wa.us]
Sent: Wednesday, November 17, 2004 2:46 PM
To: Abbe White (E-mail); Adam Rivas; Agnes Bennick; Bill Turnbull
(E-mail); Chief Mark King (E-mail); Chief Rita Hutcheson (E-mail); Dale
Rancour (E-mail); Dale Severson (E-mail); Dana Spivey; Dennis Bloom;
Gary Carlson; Glen Tharp (E-mail); Grant Beck; Jim Gibson; Ken Beckman
(E-mail); Larry Hanson; Lynn Pearl (E-mail); Rocky Birkland (E-mail);
Sandy Norton (E-mail); Shelly Badger; Stephanie Ray; Tami Merriman;
Thurston Co. Fire (S.E.) - EMS (E-mail); Tim Peterson; Todd Stancil;
Yelm Chamber of Commerce (E-mail)
Subject: Notice of Application Yelm
This email and any files transmitted with it are confidential and
intended solely for the use of the individual or entity to whom they
are addressed. If you have received this email in error please notify
the system manager.
This footnote also confirms that this email message has been swept by
MIMEsweeper for the presence of computer viruses.
www.mimesweeper.com
1
City of Yelm
Community Development Department
P.O. Box 479
Yelm, WA 98597
(360) 458-3835
(360) 458-3144 FAX
Memorandum
To: SPRC
From: Roberta Allen, Administrative Assistant
Date: November 17, 2004
Re: SS-04-0183-YL -Project Review Schedule for Mill Pond Estates, Div. 2
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.
November 17, 2004 -Notice of Application distributed -begin 15 day comment period.
December 22 & December 29 -SPRC project review. Department comments/conditions of approval for
staff report.
January 13 -Final approval letter completed
R:\Project Files\SHS Short Plat-Subdivision\04-0183 Mill Pond Div 2\Proj Rev Date Memo.doc
0 0~ T~A~~ City of Yelm
°' Community Development Department
PO BOX 479
YELM, WA 98597
YELM 360-458-3835
WASHINGTON
NOTICE OF APPLICATION
Mailed on: November 17, 2004
PROJECT NAME AND LOCATION: Mill Pond Estates, Division 2
104th Avenue SE and State Route 507
LAND USE CASE: SS-04-0183-YL
An application submitted by Airborne Properties LLC, 7822 Highway 99 SE, Olympia, WA 98501, for the
above referenced project was received by the City of Yelm on November 16, 2004. The City has
determined the application to be complete on November 16, 2004. 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: 9 single family residential lots on 2.38 acres
ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: The
applicant submitted Site Plan drawings and Preliminary Drainage Report with the application. An MDNS
was issued on January 30, 2004, SEPA NO: 8358.
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 DECEMBER 2, 2004.
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 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 review decisions may be filed within 14 days of Notice of Final
Decision.
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