05-0121 HE Staff Report 07202005~~~T~p~ City of Yelm
~ ~
~' `~ Community Deuelopment Department
105 Yelm Avenue West
P.O. Box 479
YELM Yelm, WA 98597
WASHINGTON
Case Number: SUB-05-0121-YL
Proponent: Henrietta Morey
Agent: Olympic Engineering
Request: Subdivide 4.88 acres into 23 single family residential lots.
Recommendation: Approval with conditions
Exhibit I: Site plan dated April 15, 2005
Exhibit II: Notice of Application 8~ Comment Letters
Exhibit III: Mitigated Determination of Non-Significance & Comment Letters
Exhibit IV: Public Hearing Notice
Proposal
The proponent is proposing to subdivide approximately 4.88 acres into 23 single-family
residential lots. The property is zoned R-6 Medium Density Residential, which allows up to 6
dwelling units per acre.
Property Characteristics
The property is located on Burnett Road, north of State Route 510. The property is identified by
Assessor's Tax Parcel Numbers 21713310400, 21713310401, 2171310402.
The subject property is comprised of 3 parcels, bound on the north and east by vacant land, to
the south by a preliminary plat in construction, and to the west by single family residential units
located in Thurston County.
Notice of Application and Public Hearing
Notice of this application was mailed to state and local agencies, and property owners within
300 feet of the project site on May 5, 2005.
Notice of the date and time of the public hearing before the Hearing Examiner was posted on
the project site, mailed to the owners of property within 300 feet of the project site, and mailed to
the recipients of the Notice of Application and SEPA Determination on Tuesday, June 21, 2005.
Notice of the date and time of the public hearing was published in the Nisqually Valley News in
the legal notice section on Friday, June 24, 2005.
Concurrency
Chapter 15.40 YMC requires the reviewing authority to determine that required urban
infrastructure is available at the time of development.
Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1) YMC
when the project is within an area approved for sewer pursuant to the adopted sewer
comprehensive plan for the city and improvements necessary to provide city standard facilities
and services are present to meet the needs of the proposed development.
Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2) YMC
when the project is within an area approved for municipal water service pursuant to the adopted
water comprehensive plan for the city and improvements necessary to provide city standard
facilities and services are present.
Concurrency with transportation infrastructure is achieved pursuant to Section 15.40.020 (5)(c)
YMC when the project:
Makes on-site and frontage improvements consistent with city standards and roads
necessary to serve the proposed project consistent with safety and public interest;
Makes such off-site facility improvements, not listed on the capital facilities plan, as are
necessary to meet city standards for the safe movement of traffic and pedestrians
attributable to the project;
Makes a contribution to the facilities relating to capacity improvements identified in the
adopted six-year traffic improvement progcam, in the form of a transportation facility
charge.
Concurrency with school infrastructure is achieved when the proponent provides a letter from
the local school district that the school facilities impacted by the proposed development are
present, or are on an approved and funded plan, to assure that facilities will be available to meet
the needs and impacts of the proposed development.
State Environmental Policy Act
The City of Yelm SEPA Responsible Official issued a Mitigated Determination of Non-
significance based on WAC 197-11-158 on May 31, 2005. This determination is final and fulfils
the City's responsibility for disclosure of potential, significant environmental impacts. The
Hearing Examiner may take action to deny or condition the proposal based on impacts identified
in the environmental checklist or other environmental documents.
The Mitigated Determination of Non-significance was issued with the following conditions:
• The proponent shall mitigate transportation impacts based on the new residential P.M.
peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall
be based on 1.01 new peak hour trips per residential unit. The proponent will be
responsible for a TFC of $757.50 per dwelling unit which is payable at time of building
permit. Credit should be given for the existing multi-family dwelling.
• Prior to final subdivision approval, the proponent shall complete the following
May 23, 2005 Page 2 of 9
transportation improvements:
o The east half of Burnett Road shall be improved to City Standards for a
Neighborhood Collector along the property frontage.
o All interior streets shall be improved to City Standards for a Loca/ Access
Residential.
o The interior street shall be connected to the right-of-way provided to the south,
with full street improvements completed to 89~`' Street. The cost of these
improvements shall be the responsibility of the proponent.
• The driveway entrance to the existing duplex shall be located on the new interior street.
• Temporary erosion control systems to be approved by the City of Yelm.
• The proponent shall provide at least 5% of total acreage as qualified open space.
• The proponent shall enter into an agreement with Yelm Community Schools to mitigate
project impacts to the School District.
Lots Size and Setbacks
The Yelm Zoning Code does not establish minimum or maximum lot sizes, although it does
require standard yard setbacks of 15 feet from the front property line adjacent to local access
road with a minimum 20 foot driveway approach, 5 feet from side property lines with a minimum
of 12 feet between the two side yards, and 25 feet from the rear property line. The setback for a
flanking yard is 15 feet from the property line.
Adjacent Land Uses and Zoning
The property is bordered to the south by a newly approved residential subdivision, to the north
and east by vacant land, and to the west, across Burnett Road by single family dwellings
located in Thurston County.
The plat as conditioned meets City of Yelm development requirements, and is a compatible use
with surrounding properties.
Open Space
The Growth Management Act establishes a goal for open space and recreation that states
"encourage the retention of open space and development of recreational opportunities,
conserve fish and wildlife habitat, increase access to natural resource lands and water, and
develop parks" [RCW 36.70A.020(9)].
Chapter 14.12 YMC provides guidelines for the retention and creation of open space within the
City. This chapter requires a minimum of five percent of the gross area of a new subdivision be
dedicated as usable open space. Appropriate uses of dedicated open space include:
• Environmental interpretation or education
• Parks, recreation lands, or athletic fields
• Footpaths or bicycle trails
June 20, 2005 Page 3 of 9
No more than five percent of any dedicated open spaces may be impermeable surfaces and
open space must be sited so as to be suitable for its intended purpose and at least 75% of the
open space must be assessable to either the general public or all residents of the associated
development. Open space shall be dedicated at the time of final subdivision approval.
Schools
New residential units create a demand for additional school services and facilities. The Yelm
School District requests that the proponent enter into an agreement with the school district for
the payment of mitigation fees based on the projecYs impact.
This request for a mitigation agreement between the proponent and the school district became a
condition of the Mitigated Determination of Non-significance issued pursuant to the State
Environmental Policy Act.
Transportation and Site Access
The City of Yelm Development Guidelines and the concurrency requirements of Chapter 15.24
YMC require all new subdivisions to improve street frontages to current City standards. Burnett
Road is identified as a Neighborhood Collector Street, which requires a 16 foot travel lane,
vertical curb, a 7-foot planter strip with street trees 35 feet on center and "No Parking" signs, a 5
foot sidewalk, and street lighting.
Streets within the subdivision will be constructed to the local access standard and dedicated to
the City upon final subdivision approval. A local access street includes two 11 foot travel lanes,
two 7 foot parking lanes, a concrete rolled edge curb and gutter, a 6 foot planter strip with street
trees 35 feet on center, a 5 foot sidewalk on one side of the street, and street lighting.
Chapter 16.16.090 YMC requires that the layout of new subdivisions provide for the continuation
of streets existing in adjoining subdivisions and to provide for the continuation of new streets
within the subdivision to adjacent properties that have not been subdivided. In this instance, the
property to the north and east is in the location of the proposed SR 510 Yelm Loop Corridor,
making future street connections unfeasible. The proponent of the property to the south has
provided a future street connection by dedicating right-of-way as part of his preliminary plat for
this connection.
The completed project will increase traffic and impact the City's transportation system. Chapter
15.40, Concurrency Management, requires all development to mitigate impacts to the City
transportation system. A single family home generates 1.01 p.m. peak hour trips per unit. The
Transportation Facility Charge per unit is $757.50 and payable at time of building permit
issuance.
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Parking
Chapter 17.72 YMC requires minimum parking ratio of two spaces per dwelling unit, which is
typically met in subdivisions within a standard driveway. On-street parking is allowed on both
sides of local access residential streets
June 20, 2005 Page 4 of 9
Water System
The City's Water Comprehensive Plan identifies the property as being within the water service
area and the property is currently served by City water.
The current fee to connect to the City water system is $1,500.00 per Equivalent Residential Unit
(each ERU equals 900 cubic feet of water consumption per month).
The preliminary plat occurring to the south will be extending a waterline to the south corner of
the subject property line. The proponent shall connect to this line and extend it to the northern
property corner of this site.
The proposed subdivision would be required to connect to the City's water system and the
projects internal roadways will be required to have a water main installed to serve fire hydrants
and individual services.
Any existing well(s) on the property must be decommissioned per Department of Ecology
standards and any water rights associated with these wells shall be dedicated to the City ofi
Yelm.
The City of Yelm is dedicated to providing the best quality water possible to its consumers.
Section 246-290-490, WAC, requires that the City take measures to ensure that contamination
does not occur as a result of cross contamination.
An irrigation meter may be installed for the purpose of irrigation. A backflow prevention device
will be required for all landscape irrigation connections between the irrigation system and the
water meter. This also includes any individual irrigation systems that may be located on any
individual lot within the subdivision.
Identified in the 2002 City of Yelm Water Comprehensive Plan is a requirement to install fire
hydrant locks as part of the City's water conservation and accountability program. In 2004, the
City was also required to complete a vulnerability assessment in response to the new homeland
security measures as a result of 9/11.
Sewer System
The City's Sewer Comprehensive Plan identifies the property as being within the sewer service
area.
The current fee to connect to the City sewer system is $5,417.00 per Equivalent Residential Unit
(each ERU equals 900 cubic feet of water consumption per month).
Any existing on-site sewage disposal system(s) shall be abandoned per Thurston County Health
Department standards.
The preliminary plat occurring to the south will be extending a sewer line to the south corner of
the subject property line. The proponent shall connect to this line and extend it to the northern
property corner of this site.
June 20, 2005 Page 5 of 9
Stormwater Quality and Quantity
Impervious surfaces create stormwater runoff which, when uncontrolled and untreated can
create health, safety, and environmental hazards. The City of Yelm has adopted the 1992
Department of Ecology Stormwater Manual, which requires all development to treat and control
stormwater.
The proponent has submitted a preliminary stormwater report which includes a conceptual
design for the treatment and infiltration of the stormwater. The Community Development
Department has reviewed this report and find that stormwater from the site can be managed
appropriately thraugh the conceptual plan.
Stormwater facilities require continued maintenance to ensure they remain in proper working
condition.
Street Lighting
Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and
homeowners. Street lighting is reviewed at the time of civil plan review in order to assure
adequate lighting.
Subdivision Name and Addressing
A subdivision name must be reserved with the Thurston County Auditor's Office prior to
submitting for final subdivision approval.
Addressing and street naming within the subdivision will be assigned by the Community
Development Department prior to application for final subdivision approval.
Landscaping
Landscaping and screening are necessary to provide screening befinreen compatible and
incompatible land uses, to safeguard privacy and to preserve the aesthetic assets of the City.
Chapter 17.80 YMC requires all development to provide on site landscaping.
The site is adjacent to properties that are compatibly zoned. Chapter 17.80 YMC requires that
the perimeter of the site be landscaped with a Type II landscaping. In residential subdivisions
the City allows fencing to meet the landscaping requirement for the perimeter of the site.
Landscape requirements shall be installed and approved prior to application for final plat.
Landscaping is required in open space and stormwater facilities.
Chapter 17.80 YMC requires that at time of civil plan review and approval the proponent provide
the Community Development Department a detailed final landscape and irrigation plan for
approval.
Section 17.80.090 (F) YMC states that the owner/developer of any project requiring site plan
review approval, subdivision approval, or short subdivision approval shall provide a performance
assurance device in order to provide for maintenance of the required landscaping until the
June 20, 2005 Page 6 of 9
tenant or homeowners' association becomes responsible for landscaping maintenance. The
performance assurance device shall be 150 percent of the anticipated cost to maintain the
landscaping for three years.
Staff Recommendation
Section 16.12.170 YMC requires written findings prior to a decision on a preliminary subdivision.
The proponent has established that the proposed subdivision, if conditioned, adequately
provides for the public health, safety and general welfare and for such open spaces, drainage
ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, and
sidewalks.
That the public use and interest will be served by the subdivision of the property, if conditioned.
The subdivision, if conditioned, is in conformance with the Yelm-Thurston County Joint
Comprehensive Plan, the City of Yelm Zoning Code, the City of Yelm Subdivision Code, the
Shoreline Management Act and the Thurston County Shoreline Master Program, and the City of
Yelm Development Guidelines.
The Hearing Examiner should approve the preliminary subdivision with the following conditions:
The proponent shall comply with the mitigation requirements of the MDNS issued on
May 31, 2005, which includes:
~ The proponent shall mitigate transportation impacts based on the new residential
P.M. peak hour trips generated by the project. The Transportation Facility Charge
(TFC) shall be based on 1.01 new peak hour trips per residential unit. The
proponent will be responsible for a TFC of $757.50 per dwelling unit which is payable
at time of building permit. Credit should be given for the existing multi-family
dwelling.
~ Prior to final subdivision approval, the proponent shall complete the following
transportation improvements:
o The east half of Burnett Road shall be improved to City Standards for a
Neighborhood Collector along the property frontage.
o All interior streets shall be improved to City Standards for a Local Access
Residential.
o The interior sfreet shall be connected to the right-of-way provided to the south,
with full street improvements completed to 89`n Street. The cost of these
improvements shall be the responsibility of the develope,r.
~ The driveway entrance to the existing duplex shall be located on the new interior
street.
~ Temporary erosion control systems to be approved by the City of Yelm.
~ The proponent shall provide at least 5% of total acreage as qualified open space.
June 20, 2005 Page 7 of 9
~ The proponent shall enter into an agreement with Yelm Community Schools to
mitigate project impacts to the School District.
2. Each dwelling unit with the subdivision shall connect to the City water system. The
connection fee and meter fee will be established at the time of building permit issuance.
The existing well shall be abandoned per Washington State Department of Ecology
standards. Any water rights associated with the well shall be deeded to the City of Yelm.
3. All conditions for cross connection control as required in Section 246-290-490 WAC.
4. All planting strips and required landscaping located within any open space, stormwater
tract, and along Burnett Road shall be served by an irrigation system with a separate
water meter and an approved backflow prevention device.
5. Each dwelling within the subdivision shall connect to the City S.T.E.P. sewer system.
The connection fee and inspection fee will be established at the time of building permit
issuance. Existing septic systems shall be abandoned per the Thurston County
Department of Health standards.
6. The proponent shall design and construct all stormwater facilities in accordance with the
1992 DOE Stormwater Manual, as adopted by the City of Yelm. Best Management
Practices (BMP's) are required during construction. A 10-foot setback from all property
lines and easements are required for stormwater facilities.
7. The stormwater plan shall be submitted with civil engineering plans and shall include an
operation and maintenance plan.
8. Storm water treatment facilities shall be located in a separate recorded tract owned and
maintained by the homeowners association.
9. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells.
10. The stormwater system shall be held in common by the Homeowners Association. The
Homeowners Agreement shall include provisions for the assessment of fees against
individual lots for the maintenance and repair of the stormwater facilities.
11. The proponent shall submit a fire hydrant plan to the Community Development
Department for review and approval as part of the civil engineering plans prior to final
subdivision approval.
12. The proponent shall submit fire flow calculations for all existing and proposed hydrants.
All hydrants must meet minimum City standards.
13. The proponent shall be responsible for the installation of hydrant locks on all fire
hydrants required and installed as part of development. The proponent shall coordinate
with the Yelm Public Works Department to purchase and install required hydrant locks.
14. Street lighting will be required. Civil plan submittal shall include a lighting design plan for
review and approval.
June 23, 2005 Page 8 of 9
15. Prior to the submission final plat application, the proponent will provide the Community
Development Department an addressing map for approval.
16. Prior to final plat application, a subdivision name must be reserved with the Thurston
County Auditor's Office..
17. The proponent shall submit a final landscaping and irrigation plan with the civil
engineering plans to include the perimeter of the project site, planter strips, and
stormwater facilities.
18. The proponent shall provide a performance assurance device in order to provide for
maintenance of the required landscaping until the tenant or homeowners' association
becomes responsible for landscaping maintenance. The perFormance assurance device
shall be 150 percent of the anticipated cost to maintain the landscaping for three years.
Based on the Analysis and Conditions of Approval above, staff recommends that the Hearing
Examiner approve SUB-05-0121-YL.
June 23, 2005 Page 9 of 9