858 Attachment A ~ ATTACHMENT A
Ordinance 858
CITY OF YELM
COMPREHENSIVE PLAN
TABLE OF CONTENTS
VOLUME 1
I. Introduction -
I 1
A. Intent ...........................................................................................................1 - 1
B. Content I - 1
C. Applicability _
I 3
D. Consistency I - 5
The Planning Cycle (figure) I- 6
II. Growth Management Act Planning Parameters II - 1
A. Policies II - 1
B. Population and Demographics I I- 4
C. Urban Growth Area Boundaries II - 6
D. The Planning Sub-Areas II - 7
E. Public Participation II - 10
~
I II. Land Use I I I- 1
A. Policy Guide I I I- 1
B. Land Use Patterns III - 3
C. Changing the Land Use Map III - 4
I D. Interqovernmental Coordination '
III - 4
E. Transfer of Development Rights Program -
III 4
I F. The Planning Sub-Areas - Citv of Yelm and UGA Land Needs
Assessment III - 5
IV. Housing ..........................................................................................................IV - 1
A. Introduction ...............................................................................................IV - 1
B. Inventory and Analysis ..............................................................................IV - 2
C. Goals and Policies ..................................................................................IV - 15
D. Future Needs and Alternatives ................................................................IV - 16
V. Public Facilities & Utilities ................................................................................V - 1
A. Introduction ................................................................................................V - 1
B. County-Wide Planning Policies ..................................................................V - 1
C. Public Facilities ..........................................................................................V - 2
D. Private Utilities ...........................................................................................V - 6
E. Overall Goals and Policies
.......................................................................V - 10
i
MAPS
Map 1 Urban Growth Boundary
Map 2 Existing City Limits and Zoning
Map 3 Future Land Use
Map 4 Critical Areas, Streams, Wildlife, Wetlands
Map 5 Critical Areas, Geoloqic Hazard Areas
Map 6 Critical Areas. Frequentlv Flooded Areas
Map 7 East Planning Subarea
Map 8 South Planning Subarea
Map 9 Southwest Planning Subarea
Map 10 Northwest Planning Subarea
~ , ,
APPENDICES
VOLUME 2 Appendix A Yelm Comprehensive Transportation Plan,
August 1992 and as amended
VOLUME 3 Appendix B Yelm Comprehensive Water Plan,
August 1994 and as amended
VOLUME 4 Appendix C Yelm Comprehensive Sewer Plan,
August 1994 and as amended
VOLUME 5 Reference Documents:
Appendix D Yelm Parks Plan, 1987 and as amended
Appendix E Yelm Economic Development Summit, 1988 and as amended
Appendix F Yelm Visioning Plan and as amended
Appendix G Private Utility Planning for the Yelm Area and as amended
1. Electric
2. Gas
3. Telephone
4. Cable
( Appendix H Draft Joint Plan (May 1990)
~
iii
Chapter XI Visioning no
"A~ Chapter XII Environment no
Chapter XIII Historic Preservation no
Chapter XIV Miscellaneous Provisions no
Exhibit A County-Wide Planning Policies (August 1993) yes
Exhibit B Population Projections yes
Exhibit C Yelm Open Space Ordinance, amended 8/94 no
Exhibit D Interim Yelm Critical Areas Resources Land Ordinance, no
9/92
Exhibit E Regional Transportation Improvement Program,
1995-1997 (September 1994) no
Exhibit F Essential Public Facilities Comprehensive Plan
Provisions (January 1994) yes
, ~e
Map 1 Urban Growth Boundary yes
Map 2 Existing City Limits and Zoning no
Map 3 Future Land Use yes
Map 4 Critical Areas, Streams, Wildlife, Wetlands a~ yes
Map 5 _ Critical Areas, Geoloqic Hazard Areas Aq~i#e~ yes
~es+g~+e~
Map 6 Critical Areas, Frequentlv Flooded Areas yes
Map 7 East Planning Subarea yes
Map 8 South Planning Subarea yes
Map 9 Southwest Planning Subarea yes
Map 10 Northwest Planning Subarea yes
~ , , ~es
Appendix A Yelm Comprehensive Transportation Plan, August 1992 yes
Appendix B Yelm Comprehensive Water Plan, August 1994 no
Appendix C Yelm Comprehensive Sewer Plan, August 1994 no
Appendix D Yelm Parks Plan, 1987
Appendix E Yelm Economic Development Summit, 1988
Appendix F Yelm Visioning Plan, [pending]
Appendix G Private Utility Planning for the Yelm Area
1. Electric
2. Gas
3. Telephone
4. Cable
I ~
I-2
~ ATTACHMENT A
Ordinance 858
CITY OF YELM
COMPREHENSIVE PLAN
TABLE OF CONTENTS
VOLUME 1
I. Introduction I - 1
A. I ntent -
I 1
B. Content I - 1
C. Applicability I - 3
D. Consistency I - 5
The Planning Cycle (figure) I- 6
II. Growth Management Act Planning Parameters II - 1
A. Policies -
II 1
B. Population and Demographics -
II 4
C. Urban Growth Area Boundaries II - 6
D. The Planning Sub-Areas -
II 7
E. Public Participation -
II 10
~
I II. Land Use I II - 1
A. Policy Guide I I I- 1
B. Land Use Patterns -
III 3
C. Changing the Land Use Map III - 4
I D. Interqovernmental Coordination ~
~ III - 4
E. Transfer of Development Rights Program III - 4
I F. The Planning Sub-Areas - City of Yelm and UGA Land Needs
Assessment III - 5
IV. Housing ..........................................................................................................IV - 1
A. Introduction ...............................................................................................IV - 1
B. Inventory and Analysis ..............................................................................IV - 2
C. Goals and Policies IV - 15
D. Future Needs and Alternatives ................................................................IV - 16
V. Public Facilities & Utilities -
................................................................................V 1
A. Introduction _
................................................................................................V 1
B. County-Wide Planning Policies ..................................................................V - 1
C. Public Facilities _
..........................................................................................V 2
D. Private Utilities ...........................................................................................V - 6
E. Overall Goals and Policies ..................................V - 10
i
II. GROWTH MANAGEMENT ACT PLANNING PARAMETERS
A. Policies
Note: See Chapter 1, Paqe 1, Introduction, B. Content which identifies portions of the
plan applicable to the Citv and UGA areas and C. Applicabilitv for a list of the goals and
policies applicable to the unincorporated portion of the Yelm UGA
~,,,.,+o.~ ~vhih~+ ~ ~n addition reiterates the portions of the plan adopted by
Thurston Countv.
1.* Growth Management Act
The City of Yelm is participating in comprehensive planning under the provisions
of the Growth Management Act, Chapter 36.70A RCW. The purpose of the Act
is to promote responsive, responsible local planning to accomplish thirteen
identified statewide goals.
The following State Growth Manaqement Act goals are adopted to guide the
development and adoption of comprehensive plans and development regulations
of those counties and cities that are required or choose to plan under RCW
36.70A.040. The following goals are not listed in order of priority and shall be
used exclusively for the purpose of guiding the development of comprehensive
plans and development regulations:
(1) Urban growth. Encourage development in urban areas where adequate
public facilities and services exist or can be provided in an efficient
manner.
(2) Reduce sprawl. Reduce the inappropriate conversion of undeveloped
land into sprawling, low-density development.
(3) Transportation. Encourage efficient multimodal transportation systems
that are based on regional priorities and coordinated with county and city
comprehensive plans.
(4) Housing. Encourage the availability of affordable housing to all economic
segments of the population of this state, promote a variety of residential
densities and housing types, and encourage preservation of existing
housing stock.
(5) Economic development. Encourage economic development throughout
the state that is consistent with adopted comprehensive plans, promote
economic opportunity for all citizens of this state, especially for
unemployed and for disadvantaged persons, promote the retention and
exqansion of existinq businesses and recruitment of new businesses
recoqnize repional differences impactinq economic development
opportunities, and encourage growth in areas experiencing insufficient
II-1
CWPP, as applicable, will be implemented in the City of Yelm and the UGA. The
County-Wide Planning Policies are specifically adopted as the policy base for the
Joint Plan in both the incorporated and unincorporated areas of the Yelm
I UGA .
3. City of Yelm's Objectives
a. Background
The City of Yelm is a small town located in Northeastern Thurston County
at the junction of two state highways. Growth in the vicinity is determined
by the community's proximity to Fort Lewis and the rapidly growing Pierce
County area, from Puyallup and Fredrickson toward the north, to
Spanaway and Roy toward the south. The City of Yelm is also subject to
growth pressures spilling over from the Thurston County metropolitan area
and particularly the Lacey/East Lacey suburbs of the Lacey UGA~a~
It is expected that the growth induced by the development of the major
planned communities at DuPont, Meridian Campus, and Hawks Prairie will
also spur growth in the Yelm area, as will the Thurston Highlands Planned
Community, which is being designed to reach the
recreational/golf/retirement market which does not now exist in the area as
a focus development.
In addition, Yelm is the urban center providing many of the urban services
for a large suburban/rural community located in the Northeast Thurston
County area.
b. Comprehensive Plan Purpose
The purpose of Yelm's Comprehensive Plan is to identify how the City will
prepare for and deal with growth which it is legally required to
~ accommodate under the State Growth Management Act, as well as the
other forces which will shape and guide the community in the future.
Yelm's Comprehensive Plan is a continuation of the Joint Planning
process between the City of Yelm and Thurston County prior to 1990.
(That Draft Plan is included as Volume 5/Appendix H for reference
purposes, but is superseded by this Comprehensive Plan for all policy
purposes). The stated purpose of that Joint Plan was "to promote
consistency of local plans and certainty about future development," which
continues to be the focus of City planning under this Comprehensive Plan.
The Comprehensive Plan identifies the policy base for implementing the
County-Wide Planning Policies (copy attached at Exhibit A) within the
~ Yelm UGA , including both incorporated and
unincorporated Urban Growth Areas.
~
II-3
~ Cities and counties are obliqed to conduct their planning usinq poqulation
forecasts that are consistent with those developed for their county bv the Office
of Financial Manaqement (OFM). This means that the forecasts used bv each
countv must fall within the ranqe of the Hiqh, Intermediate, and Low OFM series.
Each countv then determines the qrowth allocations for each citv and its UGA, in
consultation with the cities. In its Countv-Wide Planninq Policies, Thurston
Countv determines what forecast to use within the OFM ranqe bv relving on the
forecasts of the Thurston Reqional Planninq Council (TRPC). Likewise, the
Countv relies on TRPC to determine realistic allocations of population, in
consultation with the cities. The most recent small area (citv and rural) TRPC
forecast was released in Julv 2005 and adopted in 2006.
2. Basis for Public Facility and Utility Planning
The City of Yelm uses the ~ , ,
h., +ho .,o~~ ~n~ Medium Densitv (population of 11,480 bv 2030) for planning
utilities and public facilities within the city limits and UGA . The
use of the - Medium Growth assumption for such planning is
consistent with the regional model adopted as part of the regional allocation
process. The City may also use a 50-year planning horizon for certain portions
of public facilities as detailed in public facility plans.
3. Range of Accuracy on Projections and Trends
~ The h, ~rcfnn Qo,,;,,.,,~ o~.,,,.,,.,,, r,,,,.,,.,~ ~TRPC} has completed population and
emploYment prolections beqinninA in the 1970's. The County-wide lonq ranqe
proiections have proven to be qenerallv reliable. The smaller scale (e g
individual cities) and shorter time periods (e.q. 5- 10 vears) are more variable
Consepuentlv, the TRPC tracks qrowth and updates the proiections everv 3-5
vears or so in order to make adiustments to proiections that can be as accurate
as possible for countv, citv and urban qrowth areas. ~*~+°^~e^+ ^f ~ ~~e^;~;^
0
0
~
Dl~n r~eviJ he re~iio~~~er! nr m~rlifor)
4. Yelm School District Growth Planning
The Yelm School District enrollment increased bv an averaqe annual rate of
2.4% between the 1990/1991 school vear and the 2000/2001 school vear
Between the 2003/2004 and 2004/2005 school years the rate of change was
4.2%. The school district will track student qrowth for planninq purposes by
determininq the student production rate per household
,r~+.... ~,~d 7. ric ~ h.~ n i ~ i e--6. i+~ i I i m i~e. \ ~ ~ c~ ~+-~v~-~~1~Yttf-F°+cic~i{i- Cli r.c7-i QL'e"'~.~7--6e'~CGY-
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II-5
~ 3. Urban Growth Area Boundaries
7 I nnn_Torm i ir~e Rn~~nrl~rio
~
e ~ •
The Plan identifies ~~ie#-~e~growth boundaries which are designed to
encourage development at urban levels of density on urban services. The City of
~ Yelm will not annex beyond the ~"^~rUrban Growth bBoundary and will
extend utilities beyond the City limits only when a public health emergency
requiring such action is approved by the County, and will not impose a financial
burden on the City. T",~he~w-~ ~~a;
~~es~il;-o r~„~~,~,~~ ~o~~ +h.,.,
~TC, v~ c,~~ r c~ aTrva-rc.T•a crn'~rT
D.'~ The Planning Sub-Areas
I 1. "East" Planning Area (see Map 7a-A)
The East Planning Area is bounded by the Burlington Northern Railroad tracks
on the west, the Centralia Power Canal on the north and east, and State Route
510 on the south.
a. Urban Growth
The East Planning Area is characterized by significant commercial
~ development within the City. The UGA is presently
characterized by a well-established road network and areas of urban and
suburban densities, as well as some property at lower densities, and a
potential for future growth. The land is relatively free of environmentally
sensitive lands, other than the aquifer which is shallow and uncapped, and
is generally suitable for more intensive development provided groundwater
I controls are established. ~ '
~s~~, a~~e~l °-~--;,Phased utility planning will be used to facilitate
development at urban levels of density.
b. Municipal Utilities
The East Planning Area is within the water service area of the City and
development at any higher-level density requires sewers, since most of
the area is underlain by an uncapped drinking water aquifer. Lower
density areas are presently served by water, but not sewer services.
Areas using on-site septic systems would be regulated through a
~ sewer/septic utility, until sewers and higher density development +sare
available.
c. Logical Boundaries
The railroad, the state highway, and the canal make logical physical
boundaries for the East Planning Area, which is one of the two planning
II-7
being planned as the Thurston Highlands Community. The area will have
~
a mix of single family and multifamily residential uses as well as open
space, parks, school sites, and commercial spaces. The overall average
I density of the Planned Community is ~ 4 units per acre (qross densitv).
b. Municipal Utilities
All of the growth in the Southwest Planning Area is planned to be served
by sewer and water from the City of Yelm. Any on-site systems approved
in advance of sewer approval will be required to participate in and hook up
to the extended sewers and would be subject to the City septic
maintenance utility. The area is projected to contain a main water
reservoir for the City, as well as a storage facility integrated into the golf
course ponds, for irrigation water storage. The irrigation water may be
recycled from the City's water treatment facility.
c. Logical Boundaries
The Southwest Planning Area is marked by a single large property
ownership, Thurston Highlands, which is completely within the present
City limits. Fort Lewis, 93rd, and the state highways are all used for
planning purposes to define limits of sewer and water service areas and
provide a logical boundary.
~ The ~Urban Growth Boundarv area includes an Environmentally-
Sensitive/Agriculture area. The area is surrounded by roads, utilities, and
~ other urban development, and is included to ensure a logical and cost-
effective service area boundary.
I 4. "Northwest" Planning Area (see Map 10~)
The Northwest Planning Area is bounded on the north by the Centralia Power
Canal, on the east by the Burlington-Northern Railroad, on the south by 93rd
Avenue and SR 510, and on the west by the north-south centerline of Section 14,
Township 17N, Range 1 E and the south line of the north half of Sections 13 and
14, Township 17N, Range 1 E.
a. Urban Growth
The easterly portion of the Northwest Planning Area is comprised of one
of the most rapidly growing areas in Yelm. The westerly portion, although
of a lower residential density, is characterized by the Knight complex,
which is used for education, publication, and other business uses, and
often hosts programs which result in a periodic influx of visitors for public
gatherings.
b. Municipal Utilities
The easterly portion of the Northwest Planning Area is to be
accommodated by sewer and water service. The westerly portion is
II-9
III. LAND USE
A.* Policy Guide
Note: See Chapter 1, Paqe 1, Introduction, B. Content which identifies portions of the
~lan_applicable to the Citv and UGA areas and C. Applicability for a list of the goals and
policies applicable to the unincorporated portion of the Yelm UGA _+s
The purpose of this Land Use Section of the Comprehensive Plan is to identify a pattern
of development which will:
1. Promote infill at urban densities;
2. Permit cost effective phasing of urban utilities to enable the community to sustain
project growth patterns;
3. Identify policies to guide development regulations which will allow implementation
of the Yelm Comprehensive Plan and Joint Plan; and
4. Provide a plan in which the required population is accommodated consistent with
the State Growth Manaqement Act and goals and policies of this Comprehensive
Planl a~consistent with the community resources.
r-
B. Land Use Patterns
Be~ele~~~a#~er-~~s a~s~^ T~-r~a~-E~lap-~-*T4 n, ,
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1. Existing Land Use Designations.
Within the city limits, the City of Yelm's current land use patterns are shown on
~ Volume I, Map 2, which shows the existing ~994} zoning of the Yelm area.
Development regulations will modify density, use, and other standards to be
consistent with the criteria below.
2.* Proposed Land Use Designations.
The future land use plan is to be adopted as the land use and pre-annexation
zoning for the City of Yelm. Properties which annex to the City will annex at the
identified land use subject to the utility availability overlay.
a. Residential
I The residentiallv zoned areas provide for the bulk of the housing
development in the planning areas. Minimum densities se
III - 1
developments must be able to screen or buffer impacts of non-
~ residential uses from existing or potential residential developments,
and contain all open space and recreation areas within the site.
The minimum acreage for a mixed use development shall be 40
acres. Mixed use developments may have 5% of the gross area in
~ neighborhood commercial - no commercial use is to be larger
than 5,000 square feet, 25% of the net land area in medium density
or high density apartments, and 25% of the gross land area in open
space, with not less than 5 acres of improved park space dedicated
to the City. Development standards should be created to
encourage mixed-use subdivisions. The "mixed use" alternative
must be processed as a project and applies only to eligible
properties.
I b. The Environmentallv Sensitive Area lESAZ category a~epertains to
properties that are in the ~ urban rg owth area but presently in
agricultural use and affected by critical lands with environmental
limitations. !~^~e-~Tar~-~~#le~*~g~~el^~e~+
^~;~a~vw'~-#~i~,~~~e
c. Commercial
Yelm has identified three levels of commercial categories to meet
community needs: Neighborhood Service/Professional Office, General
~ Retail/Commercial Core, and a Commercial Service district (larger and
more intensive commercial uses, including auto and machine oriented,
modular housing, and recreational sales, service, and repair.
d. I ndustrial/V1/arehouse
Yelm has identified finro industrial categories which are on major
transportation routes, near existing utilities, and capable of being buffered
for other needed development to avoid undue impact on the community.
The two categories are to serve community needs: warehouse, assembly,
and distribution; and manufacturing/industrial, focusing on the production
of goods, utilities, or services. The former are more appropriate on the
perimeter of the industrial area, the latter designed to be included in the
industrial core. The County will consider rezoning the industrial-
designated area to a light industrial zone, Chapter 20.28 Thurston County
Code, prior to annexation.
e. Public Institutional/Open Space
Yelm has identified two land use designations or categories which reflect
public ownership of the land or land permanently set aside as dedicated
open space or critical areas. Public purpose lands which are presently
identified are shown on the Future Land Use Map, Map #3.
~
III - 3
E.* Transfer of Development Rights Program
The City of Yelm supports the Transfer of Development Rights program to support
~ certain rural programs. Proper regulations need to assure that such a
program is not counterproductive to urban goals and objectives of this plan. The City
~ and County have established a county-wide Transfer of Development
Rights program, in which some portion of the density range within the low-density
residential designation is achievable through the purchase of transferred development
rights rather than allowed outright. The objective of a county-wide Transfer of
Development Rights program is to support conservation of important natural and/or
cultural resources (e.g. long-term agricultural lands, historic properties, or significant
wildlife habitat).
I F.* The Planning Sub-Areas = City of Yelm and UGA Land Needs Assessment
The community is divided into four sub-areas to permit the identification of logical
service areas and the development and monitoring of the goals and policies of this
~ Comprehensive Plan. See maps 7, 8, 9, and 10. The subareas also provide a
reasonable basis for the urban growth area lands needs assessment which is set forth
in #-~e-tables 1 and 2~elev~.
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III - 5
Table 2'
~ Analvsis of Land Suaplv vs. Demand, 2000-2025
Yelm and Yelm Urban Growth Area (UGAI
. .
. . ~ i ~ ~ ~ ~
Residential 3144 1,365 1594 57% 49%
Commercial 400 185 54%
Industrial 251 22 91 %
Source: Buildable Lands Renort for Thurston Countv TRPC. 2002. Reaional Benchmarks, Julv 2003; based on Forecast of Land Demand Poou/aGOn antl
Emnlovment Fo2cast fOr ihe Thurston Countv, 1999. TRPC.
'The table reflects current zoninq however the suqqlv column for Residential Uses includesthe 1 250 acre oroposal for the Thurston Hiqhlands
Master Planned Communitv. Some of this land will be residential some commercial some institutional and a larqe amount of ocen soace When
the Master Plan review orocess is complete the amount of residential acreaae and the estimated percentaae of residential land remaininq can be
recalculated.
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- 7
IV. HOUSING
A.* Introduction
This housing element addresses the housing needs of the City of Yelm and its UGA.
The goal of the City of Yelm is to establish a baseline for evaluating the growth of the
community and to assure that adequate facilities are available to serve the needs of the
y,- -
I communit 81
The housing element considers population and income characteristics; housing
characteristics, including the condition of the existing housing stock; housing problems;
and strategies. It then sets forth the goals and policies that will be used to encourage
the provision of affordable housing in the City of Yelm. The capacity utilities and
planned densities within the UGA provide ample opportunity to meet housing needs
above the median incomes levels.
1. Growth Management Act Requirements
The Growth Management Act requires Yelm to meet the relevant planning goals
in the Act. The relevant goal for housing elements is Goal 4:
~
"Housing. Encourage the availability of affordable housing to all economic
segments of the population of this State; promote a variety of residential
densities and housing types; and encourage preservation of existing
housing stock."
This housing element contains a number of goals and policies designed to
encourage the availability of affordable housing, promote variety in housing, and
errcourage the preservation of existing housing.
9~ „
,
„
„
,
„
Population estimates for the Yelm UGA3 were obtained from the TRPC and
, . , the
~999 2000 censu
In many of the tables, data is shown for both Yelm and either Thurston County overall or
unincorporated Thurston County. This information is provided only for purposes of comparing the
Yelm data with other local data.
IV - 1
affordable housing and the general pattern of population increase for
~ Thurston County. Southern Pierce County, directly across the Nisqually
River, is also growing rapidly and Yelm is seeing spiltover growth from
Pierce County.
~ ~ie?~
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~939 ~4 -
~949 ~
~A 4~A ~4-3
-a-969 479 a--~
~8 ~ ~1-a-
~9~9 ~-94 -~-8~~
-~998 ~-3
a-99-'~ ~ ~
„
,
Table 1
Historic Population Chanqe for City of Yelm
Year Population Averaqe Annual
1930 384
1940 378 -0.2%
1950 470 2.2%
1960 479 0.2%
1970 628 2.7%
1980 1,294 7.5%
1990 1,337 0.3%
2000 3,289 9.4%
2005 4,455 7.0%
Source: 1930 to 2000 - U.S. Bureau of the Census. 2005 Washinqton State Office of Financial Manapement
TRPC Small Area Poaulation Estimates: The Profile.
Note: Includes qrowth bv annexation.
~
IV-3
b. Household Characteristics
~
The table below shows the types and sizes of households within the City.
It is anticipated that the average household size will continue to drop due
to lower birth rates, increased longevity of elderly persons, and a trend
toward later marriage. It should eventually drop close to the rates for the
larger metropolitan area (Olympia, Lacey, and Tumwater}. Since more
housing is needed in general to support anticipated growth, the amount of
actual housing will be even greater, since fewer people will live in each
dwelling unit.
c. Special Needs Population
The goal of the community is to provide an opportunity to meet special
needs population requirements within the incorporated growth area.
Yelm's principal special needs population is the low income elderly. As
the City grows the variety of special needs will increase. It is the policy of
the City and Thurston County to provide, in all housing designations,
provisions for housing for special populations, including group homes.
The City will adopt standards and criteria which assure within the
community, facilities which provide access, affordability, and choice, and
which promote and protect residential neighborhood needs for quiet
enjoyment and safety.
The Housinq Authoritv of Thurston Countv and other public and private
social service qroups, serve special needs households. Not surprisingv
the need here also far exceeds the Countv, State and Federal abilitv to
provide services or assistance.
Table 4
Households Served and on Waitinq List for the Thurston Countv Housinq Authoritv
% Countv
Households Served
and on Wait List in County
Ci of Yelm Yelm Total
~ 2006 Households Currentlv Served 69 3.4% 2,003
~ 2006 Households on Waitinq List 194 5% 3,820
~ Source: Thurston Countv Housinq Authoritv
IV - 5
The household income ranges in dollars for Yelm and unincorporated
Thurston County {-~9~8~ 1( 999) and the number of households within each
range are shown in ~-ig~-~Table 6 below.
For purposes of this housing element, the federal poverty categories for
income are used. These categories vary by community, depending on the
median income within the particular community. This often requires
converting census data into data that can be used within the federal
poverty categories, and may mean the numbers are estimated. For
I Thurston County, the median income in 1999 was $~9;9~~ 46 975 The
federal poverty categories and income for Thurston County, in ~9~9-1999
dollars, are:
Extremely low income households - making less than 30% of
I county median income ($0 -$9;-~35 14 093)
Very low income households - making between 30% and 50% of
I county median income ( , , $14,094-$23,488)
Low income households - making between 51 % and 80% of county
I median income ( , , $23,489-$37,580)
Moderate income households - making between 81 % and 95% of
I county median income (,$~4,?~3'
Q~~$24,782-$44,626)
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, , ~9 a~-3 a-~1-A6 -a-~:S
, , ~9 ~-~4 a-~A6 ~
, ~9 ~ a-3;-7-'~-~ ~1-
,
Table 6
Household Income for Citv of Yelm and Thurston Countv (total) 2000
I Income in 1999 Yelm Thurston Countv
I Number Percent Number Percent
I Households 1,206 100.0 81,666 100.0
I Less than $10,000 122 10.1 5,422 6_6
I$10,000 -$14,999 100 8_3 4,251 5_2
~ I$15,000 -$24,999 147 12.2 9,099 11.1
IV-7
Table 7
~ Households Spendinq as a Percent of Income on Housinq (Owner-Occupied)
Selected Monthlv Owner Costs Yelm Thurston Countv
as a Percentaqe of Household Number Percent Number Percent
Income in 1999
I Less than 15.0 percent 103 17.9 12,218 29.3
I 15.0 to 19.9 percent 89 15.5 7.424 17.8
I 20.0 to 24.9 percent 82 14.3 6,873 16.5
I 25.0 to 29.9 percent 104 18.1 5,125 12.3
I 30.0 to 34.9 percent 63 11.0 3,186 7_7
I 35.0 percent or more 133 23.2 6,615 15.9
I Not computed _ _ 190 .5
Source: Census 2000.
Table 8
Households Spending as a Percent of Income on Housinq (Renter-Occupied)
Gross Rent as a Percentaqe of Yelm Thurston Countv
Household Income in 1999 Number Percent Number Percent
I Less than 15.0 percent 105 21.9 4,009 14.8
I 15.0 to 19.9 percent 62 12.9 4,074 15.1
I 20.0 to 24.9 percent 71 14.8 3,999 14.8
I 25.0 to 29.9 percent 45 9_4 2,941 10.9
I 30.0 to 34.9 percent 24 5_0 2,504 9_3
I 35.0 percent or more 159 33.2 8,385 31.0
I Not computed 13 2.7 1,108 4_1
I Source: Census 2000.
vTGTT *
o ~uuni neirnTni *uuni nerTnTni
~$°~e 4~~ _ ~a , _ ~:5-°,~e
z~---~4 a-~1-9~ = 9-4°,~e = ~-9-°,~
,
~-~--~-9~ _ ~~-A% _ ~-°~e
,
~8---34-°,~ ~-9~~ _ , _ ~-4 °~e
~3~ ~4~5~ _ , _ ~9~°/$
~
IV-9
~ TABLE 9
CITY OF YELM AND THURSTON COUNTY
ESTIMATE OF AFFORDABLE HOUSING STOCKS AND HOUSEHOLDS
BY INCOME CATEGORY, 2000
. ~ . •
- . . .
.
~ . • .
Yelm
0-30% of Median 102 40 142 204
>30 to 50% of Median 130 20 150 145
>50 to 80% of Median 220 196 416 217
>80 to 95% of Median 37 146 183 112
Remainder 14 374 388 528
. ~
Thurston County Total
0-30% of Median 1,777 3.004 4.781 8.901
>30 to 50% of Median 8.685 1.735 10,420 8.334
>50 to 80% of Median 13,659 6,761 20,420 14,408
>80 to 95% of Median 2,049 6.847 8.896 6,898
Remainder 1,760 36.842 38.602 43.124
~ . ~
Note: This table is not intended to show a one-to-one relationship between the number of households
within an income ran e and the number of units available within that same income ranQe• In realitv, a
lar2e number of units in the mid-talower ranaes are rented or owned ~ those who are spending less than
30% of their income for these units. These households "buv-down" and effectivelv lower their housine
costs while at the same time reducine the inventorv available for those with no other ontions.
Explanation Rentals: Gross Rent _ SF3 H62 Universe: Specified renter-occupied housin~ units: Rent
Asked - SF3 H59 Universe: Specified vacant-for-rent housing units.
Owner: Value for all Owner-Occupied Housine Units SF3 H84 Universe: Owner-Occunied Housin
Units: Price Asked _ SF3 H87 Universe: Specified vacant-for-sale-onlv housine units. Households:
Household Income in 1999 - SF3 P52 Universe: Households.
Source: 2000 Census, TRPC
3. Data on Housing
a. Authorized Housing Units
~~Table 10~ below shows the total authorized housing units as of
2000 and estimated for 2005 , .~~~e-in~'~ ~°~g
~e#~}e~-sTa~ed-The data show y
ti~~~~ ^~r^o„+~^o ^f that single-family
homes in Yelm and in the county make up 75% of the housinq stock (78%
if manufactured homes are included).
~
IV - 11
~ Table 10
Total Small Area Dwellin~ Unit Estimates bv Tvue
Yelm and Yelm UGAs, Thurston County Total 2000 and 2005
. .
. .
. • .
Yelm C~ 865 330 130 1,160 475 135
UGA 270 15 140 295 15 150
Total 1,140 340 270 1.450 485 285
. . . . • ~ .i i•i ~
Sources: Thurston Reeional Plannin~ Council; Bucoda. Lacev. Olvmpia, Rainier. Tenino, Tumwater Yelm and Thurston Countv
building deqartments: U.S. Bureau of the Census; Washington State Office of Financial Mana¢ement
TABLE 11
CITY OF YELM AND THURSTON COUNTY
TRENDS IN HOUSING COSTS. INCOME AND HOUSING TENURE. 1990 TO 2000
. .
Selected Owner Occupied Home Values and Renter Occuaied Gross Rent
1990 Median Value 79.700 56.400
~ 2000 Median Value 145.200 117,400
Percent Increase 82% 1~8%
1990 Median Gross Rent 460 379
2000 Median Gross Rent 655 625
Percent Increase 42% 65%
Income
Median Household Income in 1989 30,976 19.053
Median Household Income in 1999 46.975 39,453
Percent Increase 52% ~p7~~a
Tenure
1990 Owner Occu~ied 40.226 277
1990 Renter Occuoied 21.924 190
1990 Percent Owner Occupied 65% 59%
1990 Percent Renter Occuoied 35% 41 %
2000 Owner Occuoied 54,364 736
2000 Renter Occu~ied 27,261 479
2000 Percent Owner Occuoied g7% g~o~a
2000 Percent Renter Occuoied 33% 39%
Sources: 1990 Census and 2000 Census SF1 and SF3 files.
~ I Note: Housin4 costs have increased since 1999. Averaae sales orice between March and Mav 2006 was aoaroximatelv
$232.000~ rents ranaed from $495 to $1475 Source• Multiole Listina Service
IV - 13
C. Goals and Policies
~
I Housing Goals and Policies within the UGA
GOAL 1:* Encourage a variety of housing types and densities and a range of
affordable housing.
Policy 1-1:* Monitor the need for special needs housing and work toward
increasing opportunities for such housing.
Policy 1-2: Review the zoning ordinance to ensure that a range of
housing is available throughout the City.
Policy 1-3:* Encourage opportunities for a range of housing costs to
enable housing for all segments of the population.
Policy 1-4:* Encourage the provision of adequate affordable building
sites through appropriate zoning, infrastructure, and the overall regulatory
climate.
Policy 1-5:* Permit a variety of housing types within the residential and
mixed use designations to promote the range of alternatives within the
community, including but not limited to government assisted housing,
housing for low-income families, manufactured housing, multi-family
housing, group and foster homes.
GOAL 2: Encourage housing with a pedestrian orientation in order to promote a
sense of community and safety.
Policy 2-1: Review the zoning ordinance and development standards to
ensure residents can safely walk to points throughout the City.
GOAL 3:* Meet County-wide planning policy requirements to ensure a fair share of
affordable housing.
Policy 3-1:* Yelm and Thurston County shall encourage a variety of
housing types in the residential designations to assure choice, opportunity,
and availability of a fair share of affordable housing throughout the
community.
Policy 3-2:* Yelm and Thurston County should participate with other
jurisdictions within the County in a regional process to monitor achieving
the Fair Share Affordable Housing targets throughout the County.
GOAL 4:* Encourage housing that meets adequate safety standards.
~
IV - 15
~ Table 13
Estimated Housing Need for Low and Moderate Income Housinq bv Income
~ Categorv and Forecast Period for Yelm and Yelm UGA~
fAll fiqures Sublect to Roundinql
Year Need ex low Need very low Need low Need moderate TOTAL
91-92 22 17 18 6 63
93-95 18 14 15 5 52
96-2000 24 16 17 5 62
2001-05 16 12 13 4 45
2006-10 19 15 16 5 55
2011-15 22 17 17 6 62
TOTAL: 339
2. Population Estimates for Yelm and Yelm UGA
These figures are ~al<<en ~~e~ a~eme °Do,
„
,
~°~ge+x~e~~." ~the target population +s-for the "Medium Growth---~t~
n°~" scenario as agreed to bv all iurisdictions within Thurston Countv in
2006. i~a~~er~e-
Initial population (~95~2000): 4,385
Target population (2030~5): 11,480999
The estimated need proiected in 1993 is approximately ~12% of the total new
housing stock anticipated in the Yelm growth area over the next 25 vears. Table
13 above outlines the fair share proiections for Yelm and its UGA bv income
level. The table could be updated if a reqional committee replicated the work
completed in 1993.
It is important to note, that this information does not mean that people in these
income levels are not currentlv housed. Nor does it mean that this manv people
in the future will be without housinq. It does mean that manv are and will be
payinq far more than 30 percent of their income for housinq. This leaves them
even less monev for transportation, medical care, clothinq, insurance, etc. And
this further reduces the qualitv of their lives.
3. Strategies for Housing to Meet Year 2026 and 2030 Need
Provide Infrastructure to Support Housinq Needs
The land use plan accommodates a variety of housing types to promote choice
and opportunity in housing. In neighborhoods a variety of housing types and
densities are encouraged to enable adequate sewer and water facilities at
IV - 17
,,r,,, XII. ENVIRONMENT
Introduction
The Environmental Chapter focuses on the City of Yelm's commitment to protect and
enhance the quality of the natural and built environments. As increased residential and
commercial development intensifies in Yelm, the protection of the natural environment
becomes more of a challenge. The intent of this chapter, and the goals and policies it
contains, is to guide the formation of regulations and future actions that will protect and
enhance the natural environment.
Growth Management Act and County-Wide Planning Policies
The Environmental Chapter is intended to meet the objectives of the State Growth
Management Act (GMA), Endangered Species Act (ESA), State Environmental Policy
Act (SEPA), County-Wide Planning Policies and other federal and state policies and
regulations.
The GMA contains specific requirements for the designation and protection of "critical
areas," defined by the GMA as wetlands, areas with recharging effect on aquifers used
for potable water, fish and wildlife habitat conservation areas, frequently flooded areas,
and geologically hazardous areas. In addition, the GMA requires the adoption of
development regulations that protect critical areas (RCW 36.70A.060) and the inclusion
of the best available science in developing policies and development regulations to
protect the functions and values of critical areas (RCW 36.70A.172).
Development of this chapter is based on the same premise adopted in the Thurston
County County-Wide Planning Policies, Chapter IX, Environmental Quality. e'~°n-,
Arc~ ic Inn~~ciJ in Cvhihi?
Natural Environment Goals and Policies
The City of Yelm recognizes that the natural environment is important for the following
reasons:
? It provides habitat for wildlife and plant life;
? It creates a positive visual image and open space;
? It provides opportunities for recreation;
? It is part of the City's surface water management system and water supply; and
? It is cost effective public policy.
~
XII-1
Specific policies or programs shall be used to accomplish the necessary protection.
~
Aquifer Recharge Areas (Groundwater)
The aquifer recharge area in Yelm covers the entire City. These areas are
characterized by highly pervious glacial soils which drain rapidly into the underlying
water table. These areas are classified primarily as Category 1, extremely sensitive
with small pockets of Category 2, highly sensitive in the southwestern portion of the city.
Typical activities associated with land development, such as clearing and grading and
stormwater management, affect the natural hydrologic cycle. All of these activities
decrease the land's ability to absorb and retain water and increases the possibility of
contamination.
Goals
EG 3 Protect the quality, and manage the quantity of groundwater for all uses in
the present and the future.
EG 4 Encourage measures that improve surface water management.
Policies
EP 4 Where feasible, development within the urban area should be on sewers
with a reuse/recycling discharge to reduce the potential for contamination
of the aquifer and the abutting surface streams.
EP 5 Stormwater policies should require treatment of stormwater on site using
swales, ponds, and other detention and conveyance facilities, together
with, or in combination with, biofiltration prior to discharge to either
groundwater or surface water to minimize or eliminate contaminants from
the stormwater.
EP 6 Implementation of the policies and programs of the sewer and water
comprehensive plans.
EP 7 The City of Yelm shall seek to prevent groundwater contamination by
protecting the entire resource as effectively as possible, but within the
limits of what is acceptable and affordable to the community.
EP 8 The City of Yelm shall strive to assure that preventive actions are taken to
protect water quality from further degradation and that the City, in
cooperation with the Department of Ecology, will promote corrective
actions in areas where degradation has occurred so that the net effect is a
gradual improvement of the ground and surface water quality.
~
XII-3
Goals
~
EG 6 Achieve no net loss of wetlands and increase the quality of Yelm's wetland
resources through the application of best available science.
EG 7 Protect, restore, and enhance the City's streams.
Policies
EP 12 Construction sites shall be required to demonstrate construction period
stormwater protection to prevent turbidity and siltation for affecting surface
waters in the area.
EP 13 Wetlands, streams, and their associated buffers shall not be used for
construction purposes, except where necessary for stormwater control
and utility and transportation connections. Where such control or
connections are permitted, regulations must identify steps to assure no
degradation to ground or surface water.
~ EP 14 Update and utilize Yelm's wetland protection '°^~°~-requlations to
ensure protection of Yelm's wetland resources through use of techniques
considered to be best available science in accordance with adopted laws.
CD ~G I 14' f Cnryinoerc~~ ni~inn ~f ~~~oy~,, r~i-! .+nr1 ~+I ~
~rTd~r~ . . ~ ~r ~n-rc~~rnavrrvr-~rcttA ~
~ r~°c-a2#FF~~~161-1 A#
n~~T~f~c-«~T~S; ~••h ~••,,,~cf-~2~S~cr°carr''''T
6AF~A1'~:
€~~o~~~~~o I I C C' L, nrl_1~,'~,Irllifo ~`n nc rlcf~' " ~I^~~~ fnr
i c^v .~r~• i-F C~ncT vmc^ ~~vc-acr r"rvr
e ~ •
EP 15~ Wetlands, rivers, streams, ponds, and lakes should be viewed as
systems and not as isolated units.
~ EP 16~ The valuable natural functions of wetlands and stream corridors,
such as habitat and water quality, should be protected by maintaining an
undisturbed or restored native vegetated buffer and by prohibiting filling,
draining, and clearing within wetlands and adjacent fish bearing streams
and their buffers. Physical alterations should be minimized except where
restoring the natural functions.
~ EP 179 The City may regulate private development and public actions to
protect water quality and to ensure adequate in-stream flow to protect
fisheries, wildlife habitat, and recreation resources.
~ EP 18~9 Retain existing open surFace water systems in a natural state and
rehabilitate degraded conditions.
XII-5
Policies
~ EP 246 The City adopts the FEMA flood hazard maps for reference
purposes and any development in a flood plain must be consistent with
FEMA guidelines, and such additional regulations as adopted by the City.
Filling floodplains is discouraged unless necessary to meet a public
purpose. No development should be allowed in any floodway.
~ EP 2~5 Regulations of these lands should promote efficient use of the land
and water resources by allocating frequently flooded areas to the uses for
which they are best suited, and to discourage obstructions to flood-flows
or uses which pollute or deteriorate natural waters and water courses.
( EP 26~ Life and property should be protected from flood hazards, and the
flood storage and transmission capacity of rivers and streams should be
retained.
~ EP 279 Protect natural flood storage and conveyance through the
development and implementation of plans and regulations that reduce
flood impacts.
Geologic and Volcanic Hazard Zones
Yelm has a few areas identified as steep slopes and volcanic hazards, which occur
along portions of the Centralia Power Canal and Yelm Creek (see Critical Areas Map
I#56). The City will need to develop guidelines for specific geologic issues.
Goal
EG 9 To designate and regulate development on lands having identified
geologic hazards to protect the health and safety of persons and property,
and to avoid other adverse impacts of erosion, landslide, and other
geologic hazards.
Policies
~ EP 2839 Develop implementing legislation, based upon best available
science, with specific requirements for analysis of geologically sensitive
areas and application of specific development standards to prevent
erosion and landslide hazard.
~ EP 29~ The City will continue to gather and review seismic hazard data for
the area to better assess specific seismic hazard areas (those areas more
sensitive than others because of geological parameters). The City will
consider development of additional requirements associated with Uniform
Building Code review for buildings in Yelm's most sensitive earthquake
hazard areas.
XII-7
Air Quality
~
Air quality is an increasing problem in the Pacific Northwest. Numerous federal, state,
and regional agencies enact and enforce legislation to protect air quality. Locally air
pollution sources are from: motor vehicles, indoor and outdoor burning, industrial
operations, and land clearing and grading.
Goal
EG 12 Protect air quality.
Policies
~ EP 33a Support state and federal air quality standards and the regulation of
activities that emit air pollutants.
~ EP 346 Encourage transportation demand management and commute trip
reduction in order to reduce energy consumption and air pollution.
Noise
Noise pollution can be harmful to the general public's health and welfare. Noise is
primarily generated by: industrial uses, vehicle traffic, and construction activities.
~ Goal
EG 13 Control the level of noise pollution in a manner that promotes the use,
value, and enjoyment of property in an urban environment.
Policy
~ EP 35~ Use state standards to ensure that excessive noise does not impair
the permitted land use activities in residential, commercial, and industrial
land use districts.
~ XII-9
ten years. Any change to the long-term boundary must be consistent with the County-
Wide Planning Policies.
F. Growth Management Definitions and Concepts
~ 1. Conformance - The degree to which all plans within the UGA ,
including plans of other municipal corporations or state agencies comply with
and/or promote the goals and policies of this Comprehensive Plan. Where
inconsistent goals cannot be met by a single plan, consistency shall be
measured by the degree to which the overall goals and objectives are met by the
proposed action.
2. Consistency - The degree to which a project or development accomplishes the
goals and objectives of this Comprehensive Plan. Some goals are mutually
exclusive or incompatible as applied to a specific project. In the event of conflict,
consistency is measured by the degree to which the overall goals and objectives
of the Plan are met by the project.
3. Concurrency - The availability of adequate facilities to meet the public needs
~ imposed on the UGA by any proposal requiring a permit or
approval by the City or County. All projects shall be reviewed to determine that
parks, schools, fire, sewer, water, and transportation will be available or are to be
planned and funded within six years of the date of the project approval.
Development regulations shall identify levels of service and the plans of
implementing the concurrency requirement.
~
XIV-2
MEMORANDUM
TO: Thurston Reqional Planninq Council
FROM: Veena Tabbutt, Senior Planner
DATE: June 30, 2005
SUBJECT: Population Forecast Small Area Allocations
PURPOSE
Approve Population Forecast Small Area Allocations.
Summarv:
• Staff has prepared new Population Forecast Small Area
Allocations
• These allocations are based on the Reqional Population and
Employment Forecast approved bv the Council in November
2004.
• The allocations have been reviewed by the Forecast Advisorv
Committee, which consists of staff members for all iurisdictions in
Thurston Countv, members from various qlanning commissions,
representatives from the Transportation Advisory Board and
Technical Advisory Committee, and representatives from local
orqanizations includina the commercial and residential buildinq
communitv, and the environmental communitv.
• These allocations will be used for transportation, sewer, water,
land use, school, and other local qovernment planninq purposes.
• The final phase in the Forecast Allocations will be the
Emplovment Forecast Small Area Allocations
~
.M-~
B-2
Table 1:
~ Comparison of new TRPC Population Forecast Small Area Allocations
with the previous allocation .
• . ~ ~ ~ ~ ~ ~ ~ ~
Lacey & UGA New 64,600 73,900 82,900 92,200 99,900 106,700
OJd 67, 900 75, 500 83, 000 89, 600 94, 600 N/A
fll~+m~ai~ ~~ICA ' Netn~ 54,50t~ ~0,90{3 S?,(~£~ 72,9(~C1, ~;90~ 82,2Q~1
;
, ~J1d v6,~?;'',, 6'~,~!? 6T,50'D . 73,fi~ff1', ~...:.~,~;`it~4 : NIA
Tumwater&UGA New 21,600 24,400 27,100 32,200 37,100 41,600
Old 23, 000 24, 500 28, 500 32, 800 38,100 N/A
_
k~50
B~,~da & ~?~A ~3l~ 62C? ~ ; 63fl £~$~Q; 7~~ ~ ~~Q 8t~t}
~ ,vi ~ '
Rainier & UGA New 1,530 1,760 1,990 2,260 2,510 2,740
Old 1, 785 9, 970 2, 095 2, 205 2, 315 N/A
Teriini~ & U~~R N~~i !~,90{~ : ;,,2;t13Q 2,47fl 2;B9t~,~ . 3;2#~t~ . ~ `3,58~° :
~
,.3.3', 3 : ' fl!d , ;1, 63~3 . . . &~iJ' ' 1, G7U i~?4~i 99~ lUl,4" ` '
Yelm & UGA New 5,490 6,590 7,690 9,100 10,330 11,480
Old 5, 625 6, 825 8, 325 9, 875 19, 375 N/A
Ciartt~ NJbt~~nd ~1GA N~w ;~33U 8~t~ ~70 920 97d 1,C3Q0
~ ; ~
, ~ ~ ~ , f~ld ; ?r.,325 ;
1152~'. ~~~~:I ~,~775 ~VIA
.
: _
Chehalis Reservation New 30 60 80 110 140 170
O!d N/A N/A N/A N/A N/A N/R
Nisqualfy Reserv~tit~r~ ~lew ~58A~~~~ ~30 ~ ~7~iJ , ~~~7'~}D ~ ~,B7C? ~ ~ 9~t~
E:~ FOId N/A N!A NlA ~ IUl:4 , N,~}~ ;1VIA.
Rural New 72,400 83,300 93,500 104,900 114,300 121,800
Old 78, 400 85, 400 91, 900 98, 500 104, 000 N/A
. . . - ~~i • :
• . . ~ ~ ~i ~i ~
'Note - added for the Yelm 2006 Comprehensive Plan amendment process. TRPC traditionally updates
population and emplovment forecasts everv 3-5 vears, and released the most recent small area (citv
and rural) populations forecasts in Julv of 2005. The latest release was prior to the proposal of the
Thurston Hiqhlands master planned communitv in Yelm, which mav include 5,000 to 6,000 new
dwelling units. The buildout of this development mav exceed the time range of the 2030 forecast.
TRPC will continue to monitor residential and commercial development activitv and anv proposed
chanqes in Thurston Countv's rural zoninq or the size of the Urban Growth Areas, and anticipates
updatinq the small area (citv and rural) populations forecasts in 2007.
B-4
;,:;s~~,~'J ~
I
~ Bucoda & UGA
2030 Rate of Trends:
Po ulafion: Growth:
800 1.0% Bucoda is likelv to see onlv a modest amount of qrowth. Growth
shares mav beqin to increase in the latter vears of the forecast if
sewer service becomes available.
~ Rainier & UGA
I 2030 Rafe of Trends:
Po ulation: Growth:
2,740 2.4% Historicallv, Rainier has experienced moderate qrowth, more than
Bucoda and Tenino. It is likelv that the qrowth share in Rainier will
remain relativelv constant until sewer service becomes available to
the cit and UGA.
~ Tenino & UGA
I 2030 Rafe of Trends:
Po ulatron: Growfh:
3,580 2.6% Historically, Tenino has experienced verv little qrowth. It is likely that
the qrowth share in Tenino will increase when sewer service
becomes available to the cit and UGA.
~ Yelm & UGA
I 2030 Rate of Trends:
Po ulafion: Growth:
~ 11,480 3.0% Historicallv. Yelm has been one of the fastest qrowinq communities in
Thurston Countv. It is likelv that this trend will continue with growth in
commutinq, increased accessibilitv to Yelm, and a larqe supplv of
land for residential rowth.
~ Grand Mound UGA
I 2030 Rate of Trends:
Po ulation: Growth:
I 1,000 0.7% Grand Mound is not likelv to see much residential growth. The area
is mainl desi nated for commercial and industrial uses.
~ Confederafed Tribes of the Chehalis Reservation (Thursfon Countv uortion onlv)
I 2030 Rate of Trends:
Po ulation: Growth:
170 7.2% The reservation bisects two counties with most of the population
residing in the Grav's Harbor Countv portion. The Tribe expects to
see residential arowth in the Thurston Countv portion. This will likelv
occur as utilities are available.
~
B-6
i
~ Tumwafer 8 UGA
Old New Notes
Forecasf Forecast
2025 2025
I 38,100 37,100 The forecasts are quite similar.
~ Bucoda & UGA
Old New Nofes
Forecast Forecasf
2025 2025
I 640 760 Bucoda now has an UGA so the new forecast includes a larqer phvsical
area.
~ Rainier & UGA
Old New Notes
Forecast Forecast
2025 2025
I 2,315 2,510 Rainier mav see sliqhtly hiqher qrowth with the addition of a sewer
s stem.
~ Tenino & UGA
Old New Notes
Forecast Forecast
2025 2025
~ I 1,945 3,280 Tenino will likelv experience hiqher qrowth with the addition of a sewer
s stem. The new forecast is more consistent with the 1996 forecast.
~ Yelm & UGA
Old New Notes
Forecast Forecast
2025 2025
11,375 10,330 Yelm will likelv still experience raqid qrowth, at a sliqhtly lower rate than
was forecast previously. The qrowth rate in Yelm has abated
somewhat after the initial pent up demand for qrowth was met after the
sewer was ut into lace.
~ Grand Mound UGA
Old New Notes
Forecast Forecast
2025 2025
2.075 970 2000 population estimates for the Grand Mound UGA were revised,
leadinq to a lower forecast. There does not appear to be much
capacitv for residential growth in the UGA, but there is quite a lot of
rowth oin into the Rochester rural sub-area.
~
B-8
EXHIBIT G
~
Consolidated List of Policies
Applicable to the Unincorporated Yelm Urban Growth Area
Note: Exhibit G is not repuired and is no lonqer deemed necessarv as qart of the
plan. It is recommended that it be deleted in full. Refer to Chapter I, Paqe 1, A.
Intent - which notes that "The Yelm Comprehensive Plan represents.... this plan also
serves as the Joint Plan between Yelm and Thurston Countv for Yelm's Urban Growth
Area."
~ B. Content - clarifv which sections are applicable to the UGA area as well as the Citv
of Yelm.
Yelm/ypc and tcpc public hearing info\9-26 Yelm Comp Plan and TC Joint Plan Application
,
G-1
~
i
~ Confederated Tribes of the Chehalis Reservation
Old New Notes
Forecast Forecast
2025 2025
~ NA NA TRPC did not rovide a forecast for the Tribes in 1998/99.
( Nis uall Reservafion
Old New Notes
Forecast Forecast
2025 2025
~ NA NA TRPC did not rovide a forecast for the Tribes in 1998/99.
~ Rura! Count
Old New Notes
Forecast Forecast
2025 2025
104,000 114.300 Caqacitv in the rural countv mav have been understated in the 1998/99
forecast as the undersized but leqal lots were not included in the
invento .
~
B-9
i
~ Nis uall Reservation Thurston Count ortion onl
I 2030 Rate of Trends:
Po ulafion: Growth:
940 2.0% The Tribe anticipates a need for 100 homes. The forecast assumes
this need will be met bv around 2015, after which the rate of qrowth
will continue to the end of the forecast eriod.
~ Rural counf
2030 Rate of Trends:
Po ulation: Growth:
122,000 2.1 % Overall it is likelv that there will be a shift in qrowth shares from the
rural countv to the urban areas, so that the split between urban and
rural will be around 70 percent urban qrowth and 30 percent rural
qrowth bv the end of the forecast period. This is mainlv due to an
increasinq demand for multifamilv housinq, which predominatelv
locates in urban areas.
Usinq the buildout factor, the north countv rural areas have less
available land than those to the south, so it is anticipated that there
will be a steadv shift of rural ~rowth to the south countv until the
available land supplv is fairlv even between the two areas. Rural
areas will beqin to feel full (the buildout factor will be apqroached) bv
2015, with the exception of the south-central regions of the countv
where some land will remain available. Overall the buildout factors in
the rural countv do not indicate a shift in qrowth shares of single-
familv homes to the urban areas. The rural countv will continue to
receive the ma'orit of new manufactured homes.
How does the New Forecast (2004-2005) compare to the Previous Forecast (1998-
19gg)?
~ Lacev & UGA
Old New Notes
Forecast Forecast
2025 2025
94,600 99,900 With the qrowth in commuters to Pierce Countv, Lacev is expected to
experience raqid qrowth. In addition, residential densities in Lacev tend
to be hiqher than comparable zoninq districts in Tumwater and
Olympia, therefore the caqacities are sliqhtlv hiqher than modeled in
the revFOUS forecast.
~ Olvmpia & UGA
Old New Notes
Forecast Forecast
2025 2025
~ 79 100 77 900 The forecasts are uite similar.
~
~
B-7
I SUMMARY OF THE NEW ALLOCATIONS ~
~ Lacev & UGA
I 2030 Rate of Trends:
Po ulafion: Growth:
106,700 2.0% Within Lacev, initiallv some qrowth is likelv to shift to what are now the
unincorporated urban arowth areas (UGAs) as the citv becomes
developed. Then, as available land supplv decreases, Lacev will
continue to qrow, but it will likelv see a decline in share of countv-wide
qrowth. Usinq the buildouti~factor, the shift in qrowth is likelv to occur bv
2015. Toward the end of the forecast period the qrowth share in all
urban areas, includinq Lacev, is likelv to increase as the demand for
multifamilv homes increases. This mav result in redevelopment in the
older nei hborhoods and mixed-use districts.
~ Olympia 8 UGA
I 2030 Rate of Trends:
Po ulation: Growth:
82,200 1.7% Trends in Olvmpia are verv similar to Lacev. Within Olvmpia initialfv
some qrowth is likelv to shift to the unincorporated UGAs as the citv
becomes developed. Then, as available land supplv decreases. Olvmpia
will also see a decline in share of countv-wide qrowth. Usinq the buildout
factor, the shift in qrowth is likelv to occur bv 2015. Toward the end of
the forecast period the qrowth share in all urban areas is likelv to
increase as the demand for multifamilv homes increases. This mav
cause redevelopment in the older neiqhborhoods and mixed-use
districts.
~ Tumwater & UGA
I 2030 Rafe of Trends:
Po ulation: Growth:
41,600 2.7% Tumwater is likelv to be the recipient of increased qrowth shares as the
supply of available fand is reduced in Lacev and Olvmpia. This shift in
growth will likelv beqin to occur around 2015, and continue to the end of
the forecast period. Most of the increased qrowth share will be located in
what are now the unincor orated urban rowth areas.
~
" A buildout factor of 25 percent is applied as an indicator of when to shift qrowth
shares. This factor is calculated bv dividinq demand bv supplv It makes the
assumption that in anv qiven forecast interval (5 vears) onlv 25 percent of the total
capacitv will be available for sale and development. As the total inventorv of land or
capacitv decreases and prices rise harder to develop lots partiallv developed lots and
redevelopment oqportunities will be available. The buildout factor will be calibrated for
housinq tvpe (bv zoninq district) at the beqinninq of each forecast qeriod so as to not
artificiallv create a scarcitv of capacitv in one tvpe of dwellinq unit and a surplus in
another.
B-5
BACKGROUND
~
TRPC develoqs updated population and emplovment forecasts everv three to five
years. These forecasts are used for transportation, sewer, water, land use, school, and
other local povernmental planninq purposes. TheV are also used bV the private sector
for business planninq. TRPC has been preparinq these forecasts periodicallv since the
late 1960s. We are in the midst of another update.
On November 5th the Thurston Regional Planninq Council adopted the Countv-Wide
Population and Emplovment Forecast.
Given the forecast of future population countv-wide, it must be decided where the
growth will qo based on the adopted plans and policies of the local cities, towns, and the
countv. Countv-wide fiqures are allocated to the planninq area level usinq a larqe
database of developable lands, development trends, and zoninq densities. Onlv then
can_planninq for streets, utilities, school sites, park sites, and other public services and
facilities take place.
ISSUES
A kev assumption in the Population Forecast Small Area Allocations is that there will be
no maior chanqe in land use policy for the Thurston Countv or the cities and towns
within Thurston Countv, the Confederated Tribes of the Chehalis Reservation or the
Nisgually Indian Tribe over the period of the forecast. Policies that are assumed to
remain constant are found in the comprehensive plans and related documents from the
fall of 2004, and include (but are not limited to): ~
• Zoninq districts and zoninq density calculations fdeductions and density
ran es
• Critical Areas Ordinances
• Size and location of urban growth boundaries (annexations are an
assumption of the model)
• Adopted sewer and water plans
In 2005 the nopulation forecast small area allocations could be considered BASELINE
allocations if there are maior chan~es in any of the policies outlined above. The BASELINE
allocations can then be used to evaluate the effects of anv major chan es in policy that have
occurred in 2005, or may occur in the future.
REQUESTED ACTION:
After reviewinq the attachments, approve Population Forecast Small Area Allocations as
BASELINE allocations.
70:Ib
Attachments
B-3
EXHIBIT B* ~
Population Projections
Note: Existinq Exhibit B will be deleted and replaced with a new Exhibit B that reflects
the currentlv adopted population projections. These projections are updated every 3-
5 vears.
~
B-1
XIV. MISCELLANEOUS PROVISIONS ~
A.* Property Rights
~ The right of citizens of the UGA to be secure in their property is a
fundamental policy of this Comprehensive Plan. The need of the community to provide
adequate public service and to protect the peace and quiet enjoyment of private
property is a fundamental policy of this Comprehensive Plan.
Private property shall not be taken for public purpose without due process and just
compensation where required.
B.* Permits
The policy of the City of Yelm and Thurston County is to process permits in a timely and
efficient manner in order to foster the goals of this Comprehensive Plan and Joint Plan.
Development regulations will be integrated and coordinated to achieve this purpose.
C.* Citizen Participation
The City of Yelm and Thurston County support the Growth Management Act policies to
~ encourage and promote citizen participation within the UGA .
Development regulations should provide for ample notice and opportunity to participate
in key stages of the planning and development process.
D. Growth Management Act Planning
Yelm is a small community and without resources to fully articulate all GMA goals and
objectives into this Plan. Small cities and towns are authorized to use an abbreviated
process, which Yelm has elected to do. Yelm is committed to continued review and
improvement of its Comprehensive Plan and development regulations, as resources are
available.
E.* Comprehensive Plan Amendment
The Comprehensive Plan is to be amended no more than once any calendar year,
except in emergencies. Development regulations will identify an annual calendar to
facilitate the review and amendment process. The City plans for annual review will be
consistent with the policies of Thurston County for amendment of the County's
Comprehensive Plan.
Yelm's
~}ea~s-~q° +°rm urban growth boundaries shall be reviewed not less than every
~
XIV - 1
Fish and Wildlife Habitat Areas
~
I Yelm does not have identified priority habitats and species within the UGA~a~#~
A~ea, but is on land near the Nisqually River which provides important habitat and
wildlife areas, in addition to the scattered locations of oak habitat (see Critical Areas
I Map #4~).
Shoreline and development regulations, and project-level SEPA reviews shall be used
~ to assure that development within the UGA does not adversely affect
abutting wildlife and fish habitat outside the urban area. Inside the urban area,
development regulations should provide incentives for wetland and habitat
enhancement.
Yelm Creek and Thompson Creek provide opportunities for such enhancement within
~ the UGA . Wetland and wildlife enhancement should not extend
beyond the specified wetland buffer, however, if to do so would reduce densities below
those specified in the development regulations. It is important that Yelm obtain and
promote urban densities in the urban areas to reduce development pressure outside the
urban areas.
Any development directly affecting the Nisqually River shall be reviewed for consistency
with applicable State, County, and other habitat management programs.
Urban landscapes are valuable supplements to natural areas in providing habitat for a
wide variety of wildlife. The loss of natural wildlife habitat to urban development can be
partially offset by landscaping that includes a variety of native plants that provide food
and shelter for wildlife. Native plants are generally well adapted to the soils and climate
of the area and many species can flourish without much watering or fertilization.
Goals
EG 10 Preserve, protect, and enhance fish and wildlife habitat.
EG 11 Provide fish and wildlife habitat of sufficient diversity and abundance to
sustain existing indigenous wildlife populations.
Policies
~ EP 30~ The city should preserve and enhance native vegetation in riparian
habitat, and wherever possible.
~ EP 31~ The City should manage aquatic and riparian (stream side) habitat
in a way that minimizes its alteration in order to preserve and enhance its
ability to sustain fish and wildlife.
~ EP 324 The City should encourage residents and businesses to use native
plants in residential and commercial landscaping. ~
XII-8
~ EP 19~ Restrict the runoff rate and quality to predevelopment levels for all
~
new development and redevelopment.
Shorelines
The City of Yelm adopted the Thurston County Shoreline Master Program to implement
the state's Shoreline Management Act. While Yelm Creek is designated as a shoreline
of the state, it is questionable if the creek sustains the minimum flow requirements of
more than twenty cubic feet per second, RCW 90.58. Also, the Centralia Power Canal
was not identified in the Shoreline Master Program as a shoreline of the state, but flows
clearly exceed the minimum flow requirements and it should be designated as a
shoreline of the state with the appropriate land use designation in the urban area
consistent with urban densities.
Policies
~ EP 20~ The Conservancy shoreline designation, as identified in the
Shoreline Master Program for the Thurston Region, should be retained
along the Nisqually River and its jurisdictional wetlands.
~ EP 21~ Yelm Creek should be monitored to determine minimum flow. If
supported by the flow data, the Shoreline Master Program should be
amended to delete Yelm Creek's mapped designation as it is not a
regulated shoreline under State guidelines.
~ EP 224 The Centralia Power Canal should be added as an urban shoreline
on the south side and a rural shoreline on the north side.
~ EP 23~ The Nisqually River Management Plan identifies policies and
programs for the protection of the Nisqually Basin. The Management Plan
policies are to be considered in adopting development regulations for the
community.
Frequently Flooded Areas
Development in flood plains reduces the storage capacity and increases the amount of
runoff. Increased runoff overtaxes both natural and man-made conveyance systems
and leads to damage of public and private property.
Over the last five years, the City of Yelm has collected substantial information on Yelm
Creek and it's floodplain. The Federal Emergency Management Agency conducted a
Yelm Creek Study and issued a new Flood Insurance Rate Map (FIRM) in June of 1999.
A Yelm Creek Comprehensive Flood Hazard Management Plan was adopted in July of
2001. Both products incorporated the use of best available science.
Goals
EG 8 Prevent the loss of life and property in frequently flooded areas.
XII-6
Wellhead Protection Areas
~
Because the City relies on groundwater for its drinking water, it must take preventative
measures to avoid contamination in areas surrounding well sites. The City of Yelm
Wellhead Protection Plan, developed by Robinson & Noble, Inc, 2001, focuses on three
primary areas:
A hydrologic evaluation of the aquifers used by the City, and the delineation of wellhead
protection areas (WHPAs) for each of the City's production wells,
An inventory of potentially hazardous materials inside the delineated WHPAs, and
The development of management, spill response, and contingency plans.
Goals
EG 5 Implement a wellhead protection program to ensure a safe source of
drinking water and to avoid the large financial impact of contaminated
wells.
Policies
EP 9 The City shall utilize a wellhead protection program based upon best
available science.
~
EP 10 Legislation shall be maintained, and updated as necessary, regulating
land uses within wellhead protection zones 1- 3.
EP 11 The City of Yelm shall strive to prevent contamination of drinking water
supplies and to develop contingency plans to provide additional sources,
should an existing source become unusable.
Wetlands and Streams
Wetlands are a valuable natural resource. They receive surface water from surrounding
areas and filter pollutants entering the system. By storing floodwaters, wetlands reduce
flooding and downstream erosion; trap and absorb sediments; and help protect water
quality. Wetlands discharge water to aquifers and streams and help replenish
groundwater.
The City of Yelm is located within the Nisqually drainage basin. There are two streams
that run through the city, Yelm Creek and Thompson Creek. Over the years, both Yelm
Creek and Thompson Creek have experienced ecological degradation from the loss of
shade trees, invasion of plant species like reed canary grass and nightshade, and
. repetitive dredging.
~
XI I - 4
The merits and costs of environmental actions must be weighed and balanced against ~
other important demands, such as public safety and recreation, housing, public
infrastructure, and economic development.
Land use and development practices need to be compatible with the variety of
environmental conditions. As a general rule, the City should protect the natural
environment rather than try to overcome its limitations for development.
Goal
EG 1 Protect the natural environment and preserve environmentally sensitive
areas.
EG 2 Promote quality building and development that is compatible with the
surrounding environment.
Policies
EP 1 The City should work with adjacent jurisdictions, state, federal, and
regional agencies to protect sensitive areas and the City's natural
environment.
EP 2 Protect and restore environmental quality through land use plans, surface
water management plans and programs, comprehensive park plans, and
development review.
EP 3 Develop regulations and programs that encourage well-designed land use
patterns such as clustering, low impact development, and planned unit
development. Use these types of land use patterns to concentrate higher
urban land use densities and intensity of uses in areas with
environmentally sensitive features.
Water Resources
Yelm has several shorelines and abutting floodplains in or adjacent to the urban area,
including Yelm Creek, Thompson Creek, the Centralia Power Canal, and the Nisqually
River. The Nisqually River is host to a number of fish species and runs, which are
dependent upon the water quality of the River and its tributary and riparian (stream side)
areas. Yelm also has several wetland areas (shown on the critical areas maps), which
form the headwaters of the two Creeks, and are indicative of the groundwater levels and
proximity to the surface. Additionally, Yelm has an unprotected aquifer which underlies
most of the urban area. The City's wells, and many private wells, use the aquifer for
water supply.
The water quality in the urban area is important for both public and environmental health
reasons, and it is the policy of the City to provide methods and incentives for ongoing
protection and enhancement within the urban area.
XII-2
reasonable prices. This is key to accommodating a variety of densities at ,.,,,w
affordable prices. The City focus under this plan is to assure that such facilities
are planned for and available to meet growth demands which reflect the
changing population needs. Housing patterns will be monitored to assure that
the City is continuing to meet its required housing needs. Adjustments will be
~ made throughout Yelm and the Yelm UGA during periodic
revisions to the Plan where monitoring shows a Sub-Area need for change to
assure that required housing needs continue to be met.
Encouraqe Diversitv of Housinq Tvpes to Offer Choice and Affordabilitv
Diversitv in housinq tvpes and location will help to increase housinq choices.
This will help meet the chanqing housinq requirements associated with a
chanqinq population. Households are qettinq smaller. More people live alone.
People are livinq lonqer. Some prefer to live in condominiums or townhouses to
be free of the maintenance requirements of a detached house.
Provide Housinq Choice In Transportation Efficient Areas
Meetinq housinq needs especially for low income and elderlv means expandinq
housinq opportunities near essential services and accessible transportation. This
allows households an opportunitv to choose to own fewer cars. Studies show
that household vehicle costs consume 18 pereent of income and are the second
largest household expenditure after housing. (Source: Livable Places and
Victoria Transportation Policv Institute, 2002.) Low income households in low
densitv suburban areas spend 25 percent of their income on transportation.
(Source: Transportation Research Board, 2001.)
Maintain Existinq Older Housinp Stock
Keepinq and maintaininq the existinq affordable housinq (much of which is the
existinq older housinq stock) is qenerallv a rnore effective strateqv than trving to
create an equivalent quantitv of comparablv priced new housing. Community
Development Block Grant lCDBG) funds are used to rehabilitate deterioratinq
housinq units in the rural countv and south countv towns but the need exceeds
the available federal fundinq.
IV - 18
Policy 4-1:* Continue to adopt the most up-to-date and safest building,
housing, mechanical and other codes.
Policy 4-2: Require owners of unsafe dwelling units to correct significant
problems.
GOAL 5:* Promote energy efficient housing to reduce the overall costs of home
ownership.
Policy 5-1:* Support programs that improve existing structures to make
them more energy efficient.
Policy 5-2: Periodically review energy efficiency requirements adopted
by the City to ensure that they are up-to-date.
Policy 5-3:* Promote residential subdivision designs that maximize solar
heating opportunities.
Policy 5-4: Accessory dwelling units should be permitted in all
residential zones, within the City, provided that development standards
and design criteria are satisfied.
GOAL 6:* Conserve and improve the existing housing stock and neighborhoods.
Policy 6-1:* Support rehabilitation efforts for substandard housing.
Policy 6-2:* Encourage and facilitate economic development as an
important element of improving housing conditions by providing economic
opportunity.
D.* Future Needs and Alternatives
1. Introduction
This section discusses the number of affordable housing units within each
income category that will be needed from one forecast period to the next. These
figures are based upon the population forecast approved by the Urban Growth
Management Committee of Thurston Regional Planning Council (TRPC) in 1993.
Since Yelm is required to plan for the growth anticipated within the UGA, the
estimates are for the entire Yelm UGA~ rather than for the
current City limits. The estimates are shown in ~i~1-~---Table 13 below:
~
IV - 16
4. Analysis
Yelm's UGA is expected to grow substantially during the next
20 to 25 years, and household size to continue to decrease. +ho
. . These two factors point to a continuing
demand for affordable housing. Although housing costs are less expensive than
in many other Thurston County jurisdictions, average income is also lower. As
~ €+~e-Table 76 and 8 illustrates, there is an existing need for affordable housing
that is expected to increase proportionate to the population. Based on a review
~ of ~9982000 data, adequate single-family housing is likelv to be available. While
multi-family units are being constructed, there is likely a need for more multi-
family housing that will be occuqied bv an aqinq population, bv sinqle persons,
and bv those who marrv later in life. The adopted Land Use Plan provides for a
variety of additional housing types and ~~~r°~c°~ multi-family zoned property
income is also lower.
~
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~
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* o
I
TABLE 12
YELM AND COUNTY HOUSING STOCK AGE
. . . . .
. . .
Built Before 1980 (1980 and older) 565 45,393
1980 to 2000 (598 of these built since 19901 752 41.259
Yelm Housinq Stock Aqe by Decade
Built Before 1939 120 6,138
1940 - 1959 82 8,530
1960 - 1969 54 9.356
1970 - 1979 309 21.369
1980 - 1989 172 17.247
1990 - March 2000 580 24.012
Total 1,317 86,652
Source: Census 2000.
IV - 14
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IV-12
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lV-10
I$25,000 -$34,999 150 12.4 10,417 12.8 ~t
I$35,000 -$49,999 253 21.0 14,501 17.8
I$50,000 -$74,999 300 24.9 19,489 23.9
I$75,000 -$99,999 82 6_8 9,655 11.8
I$100,000 -$149,999 40 3_3 6,430 7_9
I$150,000 -$199,999 9 0_7 1,160 1.4
I$200,000 or more 3 0_2 1,242 1_5
I Median Household Income (Dollars) 39,453 ~ 46,975 ~
Source: Census 2000.
c. Housing Affordability
Housing is generally considered to be affordable if the cost does not
exceed 30% of family income. ~Table ~7a~~ below shows that
for owner-occupied housing in YeIm,~34.0% (64-196 out of ~574) e#
households pa~-paid 30% or more of their family income for housing. For
owner-occupied housing in Thurston County (overall), (4,9-~9,801
out of ~441,441) of households aid 30% or more. Table 8
shows that f~or renter-occupied housing, 55~38% in Yelm pay 30% or
more of their family income for housing, and ~-940% in Thurston County
(overall) pay 30% or more.
I
~-CYtii
r1VCDAI I* ~fuLarll f1C/T(1T41 ~FL-JI-I(ll 1'1CT(ITAI
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IV-8
4~~ ~A
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0
Table 5
Household Characteristics for Yelm (2000)
Yelm Countv (Overall)
Total Households 1,216 81,625
Familv Household 807 66.4% 54,981 67.3%
Familv Household with 505 41.5% 26,896 33.0%
Children Under 18
Female Head of Household 175 14.4% 8,429 10.3%
Female Household with 130 10.7% 5,712 7.0%
Children Under 18
Sinqle Person Households 330 27.1 % 20,473 25.1 % ~
Elderly Households (65+) 363 29.8% 16,546 20.3%
Averaqe Household Size 2.67 2.50
I Note: Percent of total. Percentages total more than 100% because some
households fit in more than one cateqorv.
Source: Census 2000.
2. Income and Affordability
a. Introduction
A several-step process was used to determine the availability of affordable
housing in this section. First, the household income for Yelm was
determined and divided into federally-defined poverty categories. Second,
information on households spending more than 30% of their income for
housing, using standard census bureau income ranges, was determined
for both renters and owners. Finally, the resulting information was
converted into the federally-defined poverty categories. This resulted in
information on Yelm households that spend more than 30% of their
income on housing, in each of the federal poverty categories.
b. Household Income ~
IV-6
Table 2
~
Population Estimates, Yelm and Yelm UGA
1995, 2000-2005
Preliminarv
Jurisdiction Estimate Estimate
~ Total 1995 2000 2001 2002 2003 2004 2005
Yelm C~ 2,295 3,289 3,420 3,485 3,830 4,150 4,455
UGA 1,085 1,095 1,110 1,105 1,105 1,115 1,135
Total 3,380 4,384 4,530 4,590 4,935 5,265 5,590
Source: 1930 to 2000 - U.S. Bureau of the Census. 2005 Washinqton State Office of Financial Manapement: UGAs
- TRPC Small Area Population Estimates.
Table 3
Population Proiections - Yelm and Yelm UGA
2005 to 2026 and 2030
Population Estimate (2005) 5,590 Master Planned
Population Proiection (2026) 10,560 Dwelling Units
Population Proiection (2030) 11,480 2005-2030+
Population Growth (2005 to 2026) 4,970 Vested or recentlv
Population Growth l2005 to 2030) 5,890 approved 1,200
dwellinq units
Proiected Dwellinq Units Needed to 2,719
Accommodate Growth (2005 to 2026)
(2005 to 2030) 3,239
Approximate Number of Acres Needed for Presubmission Review
Housinq bv 2026 9062 5,000 to 6,000 dwellinq
B 2030 1080 units
Source: TRPC Population and Emplovment Forecast 2006. Repional Benchmarks for Thurston Countv Julv 2003
TRPC traditionallv uqdates population and emplovment forecasts everv 3-5 vears and released the most recent
small area (citv and ruraD populations forecasts in Julv of 2005 (these were formally apqroved in 2006) The latest
release was prior to the proposal of the Thurston Hiqhlands master planned communitv in Yelm which mav include
5,000 to 6,000 new dwellinq units. The buildout of this development mav exceed the time ranqe of the 2030 forecast
TRPC will continue to monitor residential and commercial develooment activitv and anv qroposed changes in
Thurston Countv's rural zoninq or the size of the Urban Growth Areas and anticiqates uqdatinq the small area lcitv
and rural) aopulations forecasts in 2007.
At an averaqe densitv of 4 units/net develoqed acre (3 units/acre qross) 906 acres would be needed to
accommodate 2,719 housinq units lestimated between 2005 and 2026).
. ,
,
~c~--~rJ ~B ~~~~'~-F ~~J n° ir r~ill~~~er ryr~~~i~h Fr~
1~-F
IV-4
2. County-Wide Planning Policies
The City and County will institute measures to encourage the availability of
affordable housing for all incomes and needs and ensure that each community
includes a fair share of housing for all economic segments of the population by:
7.1 Establishing a process to accomplish a fair share distribution of affordable
housing among the jurisdictions.
7.2 Working with the private sector, Housing Authority, neighborhood groups,
and other affected citizens to facilitate the development of attractive,
quality low and moderate income housing that is compatible with the
surrounding neighborhood and located with easy access to public
transportation, commercial areas and employment centers.
7.3 Accommodating low and moderate income housing throughout each
jurisdiction rather than isolated in certain areas.
7.4 Exploring ways to reduce the costs of housing.
7.5 Examining and modifying current policies that provide barriers to
affordable housing.
7.6 Encouraging a range of housing types and costs commensurate with the
employment base and income levels of their populations, particularly for
low, moderate and fixed income families.
7.7 When possible, provide assistance in obtaining funding and/or technical
assistance for the expansion or establishment of low cost affordable
housing for low, moderate and fixed income individuals and families.
This housing element was written to be consistent with the County-Wide
Planning Policies.
B.* Inventory and Analysis
1. Population and Demographics
a. Population
The population of Yelm has grown irregularly over the last ~ 75 years.
As shown in ~~-Table 1 below, the largest increases occurred during
the 1990's, ri~~more than doubling e#-the population.
Population increased bv 35% between 2000 and 2005. It is anticipated
this qrowth rate will continue over the next 20 to 25 vears.
The 1970's increase is attributed to a program of the federal Farmers
Home Administration (FmHA) to provide low-cost loans for low-income
families relocating to rural communities.
. ,
Growth since 1990 #~e
°°„°r°' .,°^r~. has been hiqh, in part due to people searching for more
IV-2
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iii-s
I Table 1~ - Estimated Population and the Housinq Needed to Accommodate Growth
-
Master Planned
~ Proiected population at vear 2026 10,560 Dwellinq Units1
Pro'ected o ulation at ear 2Q30' 11,480 2005-2030+
I Amount of population growth 4,970 Vested or recentlv
expected between 2005 and 2026 approved 1.200
dwellinq units
Amount of population growth
ex ected between 2005 and 2030 5.890
Approximate number of housinq units
~ needed to accommodate the 2,719 units
proiected qrowth between 2005 and
~ 2026.
Approximate number of housinq units
~ needed to accommodate the 3,239 units
proiected growth between 2005 and
2030.
I Approximate number of acres needed _2,026 906/acres Presubmission Review
for housina, based on averaqe tarqet 2,030 1,080/acres 5,000 to 6,000
densitv of 4 dwellinq units per net dwellinq units
~ develo ed acre 3 units/acre ross
Source: Thurston Regional Planning Council - Population and Employment Forecast - 2006;,
Reqional Benchmarks for Thurston Countv. Julv 2003.
~ TRPC traditionallv updates qopulation and emplovment forecasts everv 3-5 vears, and released the most
recent small area (citv and rural) populations forecasts in Julv of 2005. The latest release was prior to the
~r~osal of the Thurston Hiqhlands master planned communitv in Yelm, which mav include 5 000 to 6 000
new dwellinp units. The buildout of this develoument mav exceed the time ranqe of the 2030 forecast TRPC
will continue to monitor residential and commercial development activitv and anv proposed chanqes in
Thurston Countv's rural zoninq or the size of the UGA and anticipates updatinq the small area (citv and
rural) populations forecasts in 2007.
III - 6
C.* Changing the Land Use Map
I 1. The purpose of the Joint Plan is to identify land uses within the UGA
A~ea. The land use designations shown on the Future Land Use Map (Map #3)
in the unincorporated area will not take effect until annexation and inclusion
within a sewer discharge permit area. Those land uses within the City shall take
effect upon approval for inclusion within a sewer discharge area. If the land use
designations are to be changed from the map, such changes should take place in
the context of the Comprehensive Plan review.
2. To promote coordinated development, any land use approved in this Joint Plan
will not be unilaterally changed by either the City or the County for three years
from the date of this plan without written approval from the other jurisdiction.
;
~-T~ie-G+#~a~s aa~e~ ,
;
~ . u'1L~~8 ~ ~
n~-2X~~;a~fl--FS-~T2~F'~AF+S 2--~9f~S+SteR~-VW ^~^~~~-~}2
~
. ,
t~ii~hin fon ~ic~rc ~n ~or~ic ~hc nc~~i ~+re~.
D.* Interaovernmental Coordination
The Citv of Yelm will cooperate with qovernmental iurisdictions includinq the
Commander of the Fort Lewis militarv base and neiqhborinq iurisdictions. The citv will
take into consideration the current land use and lonq-range qoals of iurisdictions The
Citv will provide notification and opportunity to comment prior to final action on a
Comprehensive Plan or development requlation amendment. At a minimum the Citv
will provide notification to state aqencies as listed bv the Communitv Trade and
Economic Development Department, and the Fort Lewis Base Commander
III - 4
VI. Transportation -
A. Adoption of Existing Documents ...............................................................VI - 1
B. Objective of Transportation Plan ...............................................................VI - 1
C. Levels of Service (LOS) ............................................................................VI - 2
D. Other Transportation Service ....................................................................VI - 2
E. Implementation of Transportation Plans ....................................................Vl - 3
VII. Parks/Open Space ........................................................................................VII - 1
A. Growth Management Objectives -
B. County-Wide Policies ...............................................................................VII - 1
C. City of Yelm Policies and LOS .................................................................VII - 1
VIII. Economic Development ................................................................................Vlll - 1
IX. Siting Essential Public Facilities .....................................................................IX - 1
X. Capital Facilities Plan ......................................................................................X - 1
XI. Visioning -
XII. Environment ..................................................................................................XII - 1
....................................................................................XIII - 1
XIII. Historic Preservation ~
XIV. Miscellaneous Provisions XIV - 1
A. Property Rights XIV - 1
B. Permits XIV - 1
C. Citizen Participation XIV - 1
D. Growth Management Act Planning XIV - 1
E. Comprehensive Plan Amendment XIV - 1
F. Growth Management Definitions and Concepts XIV - 2
EXHIBITS
Exhibit A County-Wide Planning Policies (August 1993) and as amended
Exhibit B Population Projections and as amended
Exhibit C Yelm Open Space Ordinance, amended 8/94 and as amended
Exhibit D Interim Yelm Critical Areas Resources Land Ordinance, 9/92 and as
amended
Exhibit E Regional Transportation Improvement Program,
1995-1997 (September 1994) and as amended
Exhibit F Essential Public Facilities Comprehensive Plan
Provisions (January 1994) and as amended
Exhibit G Consolidated List of Policies, Applicable to the Unincorporated Yelm
Urban Growth Area (January, 1995} and as amended
ii
~ will heip achieve overall density „_,s
goals. Development standards will be established to permit integration of
duplexes, townhouses, and accessory units within the City's residential
areas, using appropriate controls to protect the safety and quiet enjoyment
of the area. Such housing is intended to broaden and increase the variety
of housing available in the community and aid in achieving the overall
urban density.
(i) UGA , unincorporated (County jurisdiction) - 1
unit per 5 acres_(qross densitv)
? Yelm will propose development regulations to assure
coordination and steps to aid in accomplishing the goals of this
plan within the unincorporated urban area. Pursuant to County-
Wide Planning Policies, the County will adopt coordinated
regulations.
I (ii) Citv of Yelm , ~
? 4 units per acre - no minimum density (3 units/acre is the
expected rQ OSS density), (net densitv of 5.8 units/acre is
currentlv beinq achieved)
? 6 units per acre (including mobile home parks and subdivisions)
- 3 units per acre is minimum density (5 units/acre is the
I expected rp OSS density)
? Non-Sewered Overlay (all City lands where sewer is not yet
available) - 1 unit per 5 acres until sewer service is approved
through an approved sewer facilities plan designating the long-
~ term disposal site, then underlying zoninge applies. Any
development within the Non-Sewered Overlay shall be
consistent with CWPP 2.1(e) as further defined through
development regulations.
(iii) Apartment
? Medium Density Apartment - 10 units per 1 acre ross
densit
? High Density Apartment - 20 units per 1 acre (gross densitv),
15 acre minimum lot size
(iv) Mixed Use (Planned Developments) in Residential Areas
Mixed use developments are used for larger parcels to provide a
variety of uses, more efficient use of open space, and public
facilities. Mixed use proposals must accomplish not less than 75%
of the underlying density for a property and not more than 125% of
the planned maximum density for the property. Mixed use
III - 2
I outside the urban growth boundary and will continue to be ~
served by on-site systems ' until road and sewer
improvements are available for extension of urban services.
c. Logical Boundaries
Major roads such as 93rd and SR 510, and defining features such as the
Canal and Fort Lewis provide logical boundaries for the Northwest
Planning Area.
E. Public Participation
1. Build on Existing Work Done
~ It is the policy of Yelm to build on work previousy done, to include and
incorporate prior public programs, such as joint planning, the Economic Summit,
parks planning and visioning processes.
2.* Provide Public Notice
It is the policy of Yelm to provide public notice and opportunities for public
participation throughout the Comprehensive Planning process.
3.* Provide Opportunity for Public Input
It is the policy of Yelm to provide opportunity for public input at all phases of Plan
development.
II - 10
areas within the City which are closest to Pierce County and the growth
occurring in the Roy-McKenna area.
I 2. "South" Planning Area (see Map 8~-)
The South Planning area is bounded by State Highway 510 on its north and west
boundaries. The east boundary is the Centralia Power Canal and the south
boundary is the base of a ridge which reflects a logical point of division between
the urban and rural areas.
a. Urban Growth
The core of the South Planning Area is part of the urban center of the
community. A new school site is located on the western boundary of the
site and the northern boundary is the commercial development prevalent
along State Highway 510. The area close to the existing city limits is
substantially developed in suburban lots, which is the anticipated
development pattern.
The area near the City contains few limitations for development and is
considered appropriate for urban levels of development.
b. Municipal Utilities
The South Planning Area is served or planned to be served by City sewer
and water. City sewer is expected to be provided in the area. Due to the
substantial recent development on septic tanks, the City anticipates using
a septic maintenance program to monitor and assure adequate sewer
service in this planning area until sewer lines are extended to facilitate
urban growth.
c. Logical Boundaries
The state highways and the canal provide logical physical features for the
urban boundary. The southern boundary is a physical feature and
potential state highway corridor, which provides a logical area within which
the City will provide urban services.
~ The ~Urban Growth Boundarv area includes an existing
Agriculture/Environmentally-Sensitive Area which is included because
~ ~-development is expected over time and the area makes a
logical service boundary.
I 3. "Southwest" Planning Area (see Map 9~)
The Southwest Planning Area is bounded by Fort Lewis on the west, 93 Ave SW
and Highway 507 on the north, Highway 510 on the east, and the City Limits on
the south.
a. Urban Growth
More than 90% of the Southwest Planning Area is included within the City
of Yelm as part of the Southwest Yelm Annexation Area. The area is
II-8
~
~
~
Student Enrollment,1990-2005
Yelm Public School District
.
.
• ~
. ~ ~
Yelm 3
301 4
172 4
172 4
525 4
671 4
737 4
936 2.4% 4.2%
I Source: Washineton State Oftice of Suqerintendent of Public Instruction, www.kl2.wa.us.
C.* Urban Growth Area Boundaries
1. Goals and Objectives of the Yelm UGA Boundary
The UGA is a product of joint planning with the Board of
Thurston County Commissioners after review and recommendation by the Urban
~ Growth Management Committee. The UGA is designed to
permit growth to occur, at urban densities, during the next 20 years, while
assuring adequate facilities and the preservation of sufficient land to assure
adequate open space and preservation of critical areas. The area must also
contain sufficient land area to assure reasonable choice and variety in meeting
residential, commercial, and industrial needs and a reasonable allowance of
reserve areas to provide ~competitive and affordable land on which new
development should occur. n„ +h,~ ~,++or +ho r;+., ,~o+e~.„;,,e,~ +h„
,
0
~e ~ee~-##~s~a~e~ ~aaas~e-gT ,•~*h ~ea-ar~~r~+°~~s k~~°~R
.See Chapter III Table 1 and 2 for estimates of land needed
to accommodate population qrowth and land supply vs. demand.
2. The Planning Subarea Characterization of the Yelm Growth Area
The key elements used to identify the property in a~-a~e~the City of Yelm
and its Urban Growth Area are as follows:
a. Characterized by urban growth or adjacent to territory already
characterized by urban growth.
b. Served or planned to be served by municipal utilities.
c. Near urban areas and characterized by the ability to support urban growth.
d. Follows logical boundaries.
e. Provides adequate room for growth. ~
f. Reflects citizen preference.
II-6
B. Population and Demographics
~
1.* Basis for Land Use Planning
a. Forecasted Population: (see Exhibit B for details)
I
lfrnm TRD(' 1/A /~4 A#~nh.r,on+ Z nf Cvhihif R\
~9~ ~ 81-a ~5
I
D~~~ior !'`.~r,~l /TA7 7~'~\
,
~
_ , .
I Total Estimated Population Between 2000 and 2030
Yelm and Yelm UGA
from TRPC Exhibit B
2000 and Population 2
2005Po ulation Medium Growth Population Growth
I 2000 4.385 2026 10.560 2005-2026 4,970
2005 5590 2030 11480 2005-2030 5 890
~
Source: Thurston Countv Profile, 2005; TRPC Small Area Poqulation Estimates 2006
? TRPC traditionallv updates population and emplovment forecasts everv 3-5 vears and
released the most recent small area (citv and rural) populations forecasts in Julv of 2005. The
latest release was qrior to the proposal of the Thurston Hiqhlands master planned communitv in
Yelm, which mav include 5.000 to 6,000 new dwelling units. The buildout of this development
mav exceed the time ranpe of the 2030 forecast. TRPC will continue to monitor residential and
commercial development activitv and anv proposed chanQes in Thurston Countv's rural zoninq
or the size of the Urban Growth Areas. and anticiqates updatinq the small area (citv and rurall
populations forecasts in 2007.
II-4
economic growth, all within the capacities of the state's natural resources,
public services, and public facilities.
(6) Property rights. Private property shall not be taken for public use without
just compensation having been made. The property rights of landowners
shall be protected from arbitrary and discriminatory actions.
(7) Permits. Applications for both state and local government permits should
be processed in a timely and fair manner to ensure predictability.
(8) Natural resource industries. Maintain and enhance natural resource-
based industries, including productive timber, agricultural, and fisheries
industries. Encourage the conservation of productive forest lands and
productive agricultural lands, and discourage incompatible uses.
I (9) Open space and recreation. Retain open space, enhance ~r°^° +"o
recreational opportunities,
conserve fish and wildlife habitat, increase access to natural resource
I lands and water, and develop parks and recreation facilities.
(10) Environment. Protect the environment and enhance the state's high
quality of life, including air and water quality, and the availability of water.
(11) Citizen participation and coordination. Encourage the involvement of
citizens in the planning process and ensure coordination between
communities and jurisdictions to reconcile conflicts.
(12) Public facilities and services. Ensure that those public facilities and
services necessary to support development shall be adequate to serve the
development at the time the development is available for occupancy and
use without decreasing current service levels below locally established
minimum standards.
(13) Historic preservation. Identify and encourage the preservation of lands,
sites, and structures that have historical or archaeological significance.
RCW 36.70A.Q20
The purpose of this Comprehensive Plan is to identify how the statewide
goals will be met in the City of Yelm and the UGA. Procedural guidelines
for the adoption of this plan were provided by the Washington State
Department of Community, Trade and Economic Development under
WAC 365-195-300 which were followed in the preparation of this
document.
2.* County-Wide Planning Policies (CWPP)
Thurston County, with the advice of the Cities and Towns in Thurston County,
adopted County-Wide Planning Policies (CWPP) to aid and focus the Growth
Management planning activities in Thurston County. These County-Wide
Planning Policies were specifically approved by the City of Yelm. The CWPP in
effect at the time the City of Yelm adopted its Comprehensive Plan are as set
forth at Exhibit A. The purpose of this Comprehensive Plan is to identify how the
II-2
~
~ The City and the County se~e~~have an urban services agreement and
cooperation through permit processing and development regulations to implement the
intent of this Pla n.
ni+ ' n.,f+he Volrr~ I Irh~r~ !'_`rn~~hh Arc~ ic Inn~+or! ir~ Cvhihif
D. Consistency
( The Joint Comprehensive Plan for the UGA rh~r~ (~r~~~i4h e~o~ incorporates and
consolidates much of the planning which has been going on in the UGA. Many plans,
including transportation and water, were completed using assumptions or calculations
somewhat different from the assumptions used in this Comprehensive Plan. Where a
variation exists, the more recent shall control and nonconforming plans are to be
modified accordingly.
~
I-5
C. Applicability
~
( The Comprehensive Plan is intended to apply to the entire UGA .
Jurisdictionally, the Plan will be implemented in the City by the City of Yelm within the
I City limits and in the unincorporated UGA by Thurston County.
Thurston County will adopt the following sections or portions of sections of the Yelm
Comprehensive Plan and Joint Plan as applicable to the unincorporated UGA~
(also see these sections of the Plan marked with an
Cha ter Section
I. Introduction Whole Cha ter
II. GMA Planning A.1. Growth Management Act
Parameters A.2. Countywide Planning Policies
B.1. Basis for Land Use Planning
C. Urban Growth Area Boundaries
D. The Planning Sub-Areas
E.2. Provide Public Notice
E.3. Provide O ortunit for Public In ut
III. Land Use A. Policy Guide
B.2. Proposed Land Use Designations (subsection
a.(i) and e. only)
C. Changing the Land Use Map
Interqovernmental Coordination
I °
E. Transfer of Development Rights Program
F. Plannin Subareas-Potential Land Uses
IV. Housing Whole Chapter, except Goal 2 and policies 1-2, 2-1, 5-2
and 5-4
V. Public Facilities and F. Overall Goals and Policies, except Goal 1 and
Utilities Polic 1-1
VI. Transportation Whole Cha ter
IX. Siting Essential Public Whole Chapter
Facilities
XIV. Miscellaneous A. Property Rights
Provisions B. Permits
C. Citizen Participation
E. Com cehensive Plan Amendment
Exhibit A, County-wide Whole Exhibit
Plannin Policies
Exhibit B, Population Whole Exhibit
Pro'ections
I-3
I. INTRODUCTION*
_
A. Intent
The Yelm Comprehensive Plan represents the vision of the City of Yelm for
development of the community over the next 20 to 259 years. This Plan also serves as
the Joint Plan between Yelm and Thurston County for Yelm's Urban Growth Area
(UGA)._ Sections of the Plan adopted bv Thurston Countv are noted in each chapter
(see the sections of the plan marked with an
The Plan is written in the context of the State Growth Management Act, which mandates
issues which must be dealt with in a comprehensive plan and County-Wide Planning
Policies which identify how certain aspects of growth management planning are to be
met in Thurston County. Relevant County-Wide Policies in place at the adoption of this
plan are included at Tab 1.
The narrative portions of the Plan identify specific goals and objectives of the City for
~ the UGA which shall be considered policies for purposes of
consistency.
The purpose of the Joint Comprehensive Plan (the "Plan") is to identify how
development is to occur over the next 20 to 259 years for the City area and for the
County area within the UGA which will eventually be served by City of
Yelm public facilities and utilities. The Plan is to be revisited not less than each #+~e
seven years to review population progress, the effectiveness of the existing plan, and
the need for change.
B. Content
The Plan is designed to incorporate and coordinate many of the Yelm planning
documents into a coordinated whole. For purposes of a complete picture, the "Yelm
Comprehensive Plan" consists of the following documents:
VOLUME 1 Comprehensive Plan Text Applicable
to Entire
~ Ci and
UGA?
Chapter I Introduction yes
Chapter II GMA Planning Parameters yes
Chapter III Land Use yes
Chapter IV Housing yes
Chapter V Public Facilities & Utilities yes
Chapter VI Transportation yes
Chapter VII Parks/Open Space no
Chapter VIII Economic Development no
Chapter IX Siting Essential Public Facilities yes
Chapter X Capital Facilities Plan no ~
I-1