Staff Report
STAFF REPORT
City of Yelm
Community Development Department
Case Number:
Applicant:
Agent:
Request:
Recommendation: Approval with conditions
Proposal
Property Characteristics
Notice of Application and Public Hearing
Notice of this application was mailed to state and local agencies and the owners of property within 300 feet of the project site on DATE.
Notice of the date and time of the public hearing before the Hearing Examiner was posted on the project site, mailed to the owners of property within 300 feet of the project site, and
mailed to the recipients of the Notice of Application and SEPA Determination on DATE.
Notice of the date and time of the public hearing was published in the Nisqually Valley News in the legal notice section on DATE.
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
The City of Yelm SEPA Responsible Official issued a Mitigated Determination of Non-significance based on WAC 197-11-158 on DATE. This determination is final and fulfils the City’s responsibility
for disclosure of potential, significant environmental impacts. The Hearing Examiner may take action to deny or condition the proposal based on impacts identified in the environmental
checklist or other environmental documents.
The Mitigated Determination of Non-significance was issued with the following conditions:
Lots Size and Setbacks
TheYelm 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.
For traffic safety and clear sight distance, driveway locations on corner lots should be specified through the subdivision process and should become a condition of final subdivision
approval.
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
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)].
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, recareation lands, or atheltic 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 assessible to either the general public or all residents of the associated development. Open space shall be dedicated to the City at the time of final subdivision
approval.
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 applicant and the school district became a condition of the Mitigated Determination of Non-significance issued pursuant to the State
Enivronmental Policy Act.
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. ROAD
is identifed as a collector street, which requires a 16 foot travel lane, vertical curb, a 7-foot planter strip with street trees 35 feet on center and “No Parking” signs, a 5 foot sidewalk,
and street lighting. An 11 foot travel lane and 2 foot shoulder must be provided on the opposite side of the frontange improvements.
Streets within the subdivision will be constructed to the local access standard and dedicated to the City upon final subdivision approval. A local access street includes two 11 foot
travel lanes, two 7 foot parking lanes, a concrete rolled edge curb and gutter, a 6 foot planter strip with street trees 35 feet on center, a 5 foot sidewalk on one side of the street,
and street lighting.
Chapter 16.16.090 YMC requires that the layout of new subdivisions provide for the continuation of streets existing in adjoining subdivisions and to provide for the continuation of new
streets within the subdivision to adjacent properties that have not been subdivided.
Parking
Chapter 17.72 YMC requires minimum parking ratio of two spaces per dwelling unit, which is typically met in subdivisions within a standard driveway. On-street parking is allowed on
both sides of a local access residential streets
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 water main located at LOCATION.
The proposed subdivision would be required to connect to the City's water system and the projects internal roadways will be required to have a water main installed to serve fire hydrants
and individual services.
Any existing well on the property must be decommissioned per Department of Ecology standards and any water rights associated with these wells shall be dedicated to the City of Yelm.
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.
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).
Any existing on-site sewage disposal system shall be abandoned per Thurston County Health Department standards.
There is an existing sewer main located at LOCATION.
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, which requires all development to treat and control stormwater when over 5,000 square feet of impervious surface is created.
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 appropraitly 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
A subdivision name must be reserved with the Thurston County Auditor’s Office prior to submitting for final subdivision approval.
Addressing and street naming within the subdivision will be assigned by the Community Development Department prior to application for final subdivision approval.
Landscaping
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.
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 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.
YMC Chapter 17.80 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 plat. Based on the project as proposed by the applicant, and the proposed conditions of approval
as stated below, 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 Thurston County Shoreline Master Program, and the City of Yelm Development Guidelines.
Conditions of Approval:
Corner lots shall place driveways, and direct house fronts as follows:
Lot # 1 – Driveway faces
Lot # 7 – Driveway faces , house fronts
Lot # 8 – Driveway faces
Lot # 15 – Driveway faces
Lot # 16 – Driveway faces
Lot # 27 – Driveway faces
Lot # 34 – Driveway faces
Lot # 35 – Driveway faces
Frontage improvements to Middle Road shall be constructed per Yelm Development Guidelines “Neighborhood Collector”.
Internal streets within the subdivision will be constructed per Yelm Development Guidelines for “Local Access Residential”.
The applicant 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. Credit for the existing dwelling units shall be given. The applicant will be responsible for a TFC of $757.50 per unit which is payable
at time of building permit issuance.
The applicant shall connect to the City’s water system. Water connection fees are charged at the current rate of $1,500 per connection, (fee subject to change) payable at building permit
issuance.
The applicant shall meet all conditions for cross connection control as required in section 246-290-490 WAC.
All planting strips and required landscaping not located within 75’ of a hose spigot shall have an irrigation system with a separate water meter(s). The applicant shall submit a final
landscape and irrigation plan with civil plan submission.
The applicant shall connect to the City’s S.T.E.P. System.
Sewer connection fees are charged at the current rate of $5,269.00 per connection (fee subject to change) payable at building permit issuance. All connections require an