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PROJECT INFORMAL
APPLICANT: DGR CAPI
P.O. 80X
(360) 23!
SITE
ADDRESS: 916 CRY
YEIM, WA
PARCELS: 2271921C
SITE AREA: 0.58 acrE
ZONING: R-6, MOI
RESIDENT
PROPOSED
USAGE: SUBDIVIDI
INTO 3 ~
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YELM
wasHiraeTOr~
S TAFF REPOR T
City of Yelm
Community Development Department
Case Number: SHS-05-0388-YL
Applicant: DGR Capital Inc.
Agent: MC Squared, Inc.
Request: Short Subdivision of .58 Acres into 3 Single Family Lots
Recommendation: Approval with conditions
Proposal
The applicant proposes to subdivide .58 acres into 3 single family residential lots.
Property Characteristics
The property is located at 916 Crystal Springs Street NW. The site currently has on
existing single family residence, and is zoned Moderate Density Residential (R-6).
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 2, 2005.
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.
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 surrounded by existing single family residential. The property is zoned
Moderate Density Residential (R-6) 17.15 YMC, which allows up to 6 dwelling units per
acre.
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
opportunities, conserve fish and wildlife habitat, increase access to natural resource
lands and water, and develop parks" [RCW 36.70A.020(9)].
0388 approval Page 2 of 8
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.
Chapter 14.12 allows a payment of a fee in lieu of dedication of open space.
Schools
New residential units create a demand for additional school services and facilities.
Chapter 15.40.020 states that the project sponsor provide a letter from the local school
district that the school facilities impacted by the proposed development are present, to
assure that facilities will be available to meet the needs and impact of the proposed
development. It is the responsibility of the proponent to contact the school district to
receive this letter.
Essential Public Facilities
The SE Thurston Fire/EMS has adopted a fire protection impact fee. This fee is used
by the Fire District to fund those capital facilities required by new development. The
impact fee for 2006 is $0.216 per sq. ft. of new development.
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. 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;
0388 approval Page 3 of 8
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 in Mountain Aire Lane S.E. 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, fee
subject to change).
There is an existing sewermain located in Mountain Aire Lane S.E. Connection to City
sewer service is required.
0388 approval Page 4 of 8
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 Mountain Aire Short Subdivision. 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.
0388 approval Page 5 of 8
s
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. Credit shall be given for the existing single family
residence.
2. Street frontage improvements shall be required. Frontage improvements shall be
consistent with the City of Yelm's Development Guidelines. Frontage
improvements for Crystal Springs Road shall be consistent with the section
"neighborhood collector".
3. The applicant shall provide written notice from the Yelm School District whether a
mitigation agreement is or is not required.
0388 approval Page 6 of 8
4. The applicant shall pay a fire protection impact fee. The impact fee for 2006 is
$0.216 per sq. ft. of new development. This fee is payable upon building permit
issuance.
5. 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.
6. All conditions for cross connection control as required in Section 246-290-490
WAC.
7. 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.
8. 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.
9. 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.
10. 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.
11. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells.
12. 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.
13. The applicant shall pay a fee in lieu of for the required open space. Based on .58
acres, the fee in lieu of shall be $972.69.
14. 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.
15. 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
0388 approval Page 7 of 8
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-08-0388-YL.
- ~,
R t S i t-I day of December, 2005.
~,
Grant Bedk, Director of Community Development
ite P~ Review Committee
Citv 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.
0388 approval Page 8 of 8
~i,M coMav~u~~ scxooLs
Where all students can learn and grow
Erlin~ Birkland
Director of Facilities
November 3, 2005
Mr. Grant Beck
Community Development Director
City of Yelm
PO Box 479
Yelm, Washington 98597
RE: SHS-05-0388-YL
Mt. Aire Short Plat
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 458-6128.
Sincerely,
~l
Er 'nBir
F cilities Director
Yelm Community Schools
YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX RE9UIREMENTS
107 First Street North, P. O. Box 476, Yelm, Washington 98597, (360) 458.6128, FAX (360) 458-6434
~o,F Tea City of Yel m
~~
°" Community Development Department
PO BOX 479
YELM, WA 98597
L L 360-458-3835
WASHINGTON
NOTICE OF APPLICATION
Mailed on: November 2, 2005
PROJECT NAME AND LOCATION: Mt. Aire Short Plat
916 Crystal Springs Road
LAND USE CASE: SHS-05-0388-YL
An application submitted by DGR Capital, Inc., P.O. Box 5380, Lacey, WA 98509, for the above
referenced project was received by the City of Yelm on October 31, 2005. The City has determined the
application to be complete on November 2, 2005. The application and any related documents are
available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm
WA. For additional information, please contact the Community Development Department at 360-458-
3835.
PROJECT DESCRIPTION: Subdivide 1 parcel into three lots
ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: A site
plan, Title Report, and Abbreviated Drainage and Erosion Control Report were submitted with the
application.
Additional Information or Project Studies Requested by the City: None 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 YMC, Critical Areas Ordinance Chapter 14.08 YMC, Storm Water
Drainage Design and Erosion Control Manual (DOE), International 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 NOVEMBER 17, 2005.
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.
I:\SHS Short Plat-Subdivision\OS-0388 Mt. Aire\Notice of Application.doc
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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 2, 2005
Re: SHS-OS-0388-YL -Project Review Schedule for Mt. Aire Short Plat
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 2, 2005 -Notice of Application distributed -begin 15 day comment period.
November 23 & 30, 2005 -SPRC project review. Department comments/conditions of approval for staff
report.
December 5, 2005 -Approval letter completed.
I:\SHS Short Plat-Subdivision\OS-0388 Mt. Aire\Proj Rev Date Memo.doc
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