HE Appeal Staff Report 001STAFF REPORT
City of Yelm
Community Development Department
To
From
Date
Case Number
Applicant
Property Owner
Stephen K. Causseaux, Jr., Hearing Examiner
Grant Beck, Director of Community Development
July 3, 2006
SPRA6-0640-YL
Bryan McCammant
Ronald McCammant
Agent: Rick Roberts, Riipinen Surveying, Inc.
Request: Demolish existing residence and construct two four-plex
dwelling units.
Recommendation: Approval of the Site Plan Review with conditions
Findings of Fact
Site Plan Review
The applicant wishes to demolish an existing residential structure, and construct two
four-plex dwelling units.
A Notice of Application was mailed to local and state agencies, and surrounding
property owners on May 1, 2006.
Section 17.84.020 (C) Yelm Municipal Code allows the Site Plan Review Committee to
approve a proposal when the site plan conforms to the standards, provisions and
policies of the city as expressed in its various adopted plans and ordinances including
the applicable sections of the shoreline master program for the Thurston Region.
Property Characteristics
The property is located at 903 Crystal Springs Road, Yelm, WA 98597, and is identified
by assessor tax parcel number 33020000100.
The surrounding area is residentially zoned with existing residential uses.
The property is identified by the Yelm Comprehensive Plan Map as Moderate Density
Residential (R-6). All residential uses, including multi-family dwellings are allowed at a
density not to exceed 6 units per acre. The site is approximately 1.27 acres, which
allows up to 8 dwelling units.
The site is adjacent to Yelm Creek, which includes associated flood zones and
wetlands. The applicant has proposed the project to be constructed more than 300 feet
from Yelm Creek, which is greater than the Shoreline Jurisdiction Area, is outside of the
100 year flood plain, and also meets the largest critical area buffer as required in the
City of Yelm Critical Areas Code.
The City of Yelm will provide police protection, water service, and sewer service. Fire
protection services are provided by The SE Thurston Fire/EMS District (Thurston
County Fire Protection District #2).
Concurrency
Chapter 15.40 YMC requires the reviewing authority to determine that required urban
infrastructure is available at the time of development.
Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1)
YMC when the project is within an area approved for sewer pursuant to the adopted
sewer comprehensive plan for the city and improvements necessary to provide city
standard facilities and services are present to meet the needs of the proposed
development.
Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2)
YMC when the project is within an area approved for municipal water service pursuant
to the adopted water comprehensive plan for the city and improvements necessary to
provide city standard facilities and services are present.
Concurrency with transportation infrastructure is achieved pursuant to Section
15.40.020 (5)(c) YMC when the project:
• Makes on-site and frontage improvements consistent with city standards and
roads necessary to serve the proposed project consistent with safety and public
interest;
Makes such off-site facility improvements, not listed on the capital facilities plan,
as are necessary to meet city standards for the safe movement of traffic and
pedestrians attributable to the project;
• Makes a contribution to the facilities relating to capacity improvements identified
in the adopted six-year traffic improvement program, in the form of a
transportation facility charge.
Concurrency with school infrastructure is achieved when the developer provides a letter
from the local school district that the school facilities impacted by the proposed
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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's SEPA Responsible Official issued and published a Mitigated Determination of
Non-Significance on June 5, 2006, based on WAC 197-11-158.
The Mitigated Determination of Non-significance was issued with the following
conditions:
1. The developer 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 .60 new peak hour trips per residential unit. The
proponent will be responsible for a TFC of $450.00 per dwelling unit which is
payable at time of building permit. Credit should be given for the existing single-
familydwelling.
2. Temporary erosion control systems to be approved by the City of Yelm.
3. The developer shall dedicate the Shoreline Jurisdiction area as open space.
4. The developer shall enter into an agreement with Yelm Community Schools to
mitigate project impacts to the School District.
Critical Areas
The site is located adjacent to Yelm Creek which is a shoreline of the state. A shoreline
substantial development permit is required when the development is within 200 feet
from the ordinary high water mark. The development proposal is outside of the
Shoreline Jurisdiction area, and does not require a shoreline substantial development
permit.
Yelm Creek has a known flood zone and wetlands associated with it. The Yelm Critical
Areas Code describes buffers for riparian areas, flood zones and wetlands. The
greatest buffer for a critical area is 300-feet. The applicant proposes all development to
occur more than 300 feet from these areas.
Transportation
Yelm is a small compact community most directly affected by two state highways, SR
510 and SR 507, which bisect the community. These state routes are used by local
residents for transportation throughout the City, and for access to commercial and
residential areas throughout the community as well as serving regional traffic.
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The updated Transportation element of the Yelm Comprehensive Plan identifies a
number of improvements designed to avoid the need to significantly widen existing
streets, and particularly Yelm Avenue. New development impacts the transportation
system in Yelm and, unless the improvements identified in the transportation plan are
constructed, the City would need to require developers to pay the cost of internal street
widening.
The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak
trip. The concurrency chapter of the Municipal Code provides a default table that is
used to determine new peak PM trips generated by a proposed use. Amulti-family
dwelling unit creates .60 new pm peak hour trips. A credit should be given for the
previous residential use.
The property fronts Crystal Springs Road, which is classified as a Neighborhood
Collector Street. Frontage improvements shall be required, and are a mitigating
condition of the MDNS.
Water Supply
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 individual units are
required to connect to the water system.
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 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.
Sewer System
The City's Sewer Comprehensive Plan identifies the property as being within the sewer
service area, and the site is currently served by City sewer.
The current fee to connect to the City sewer system is $5,569.00 per Equivalent
Residential Unit (each ERU equals 900 cubic feet of water consumption per month).
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stormwater
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 on site.
The applicant has submitted a preliminary stormwater plan which includes a conceptual
design for the treatment and infiltration of the stormwater. A final stormwater plan is
required as part of civil plan application submission. stormwater facilities require
continued maintenance to ensure they remain. in proper working condition.
Parking
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
address parking regulations from many aspects, including, but not limited to the design
of lots, the number of stalls required, pedestrian pathways within lots, and safety.
The requirements of off-street parking and loading facilities and their design shall be
regarded as the minimum; however, the owner, developer or operator of the premises
for which the parking facilities are intended shall be responsible for providing adequate
amounts and arrangement of space for the particular premises even though such space
or its arrangement is in excess of the minimum set forth.
Residential dwelling units require two stalls per unit. A total of 16 parking stalls are
required.
The Americans with Disabilities Act (ADA) requires a minimum of one (1) handicap
accessible stall for parking lots up to 25 stalls.
Fire
Fire protection to the buildings must be provided per the International Fire Code. The
specific requirements for installation of additional fire hydrants and fire lanes will be
determined during civil plan review.
The International Building Code (IBC) provides occupancy ratings for different types of
uses. The fire coverage and sprinkler system for the proposed use must meet IBC
requirements.
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
July 2006 Page 5 of 8
opportunities, conserve fish and wildlife habitat, increase access to natural resource
lands and water, and develop parks' [RCW 36.70A.020(9)].
Chapter 14.12 YMC provides guidelines for the retention and creation of open space
within the City. This chapter requires a minimum of ten percent of the gross area of a
multi-family development 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
The property is bordered to the west by Yelm Creek and its associated wetlands and
flood plain. The applicant is proposing to dedicate the shoreline jurisdiction area and
flood zone area as required open space. This meets the open space requirement, as
well as protection of the shoreline and flood zone areas.
Landscaping
Landscaping and screening are necessary to provide screening between compatible
and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets
of the City. Chapter 17.80 YMC requires all development to provide on site
landscaping.
Type II landscaping is intended to provide visual separation of uses from streets, and
visual separation of compatible uses so as to soften the appearance of streets, parking
areas, and building elevation. This landscaping is used around the perimeter of a site,
and adjacent to buildings. Type II landscaping would be required along the perimeter of
the site. The west perimeter of the site shall be left in its native state to protect the Yelm
Creek Shoreline, and its associated flood plain and wetlands.
Type III landscaping is intended to provide visual relief where clear sight is desired.
This landscaping is utilized along pedestrian corridors and walks far separation of
pedestrians from streets and parking areas. Type III landscaping is required as part of
road frontage improvements.
Type IV landscaping is intended to provide visual relief and shade in parking areas.
Refuse
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
provides guidance for refuse storage and screening.
Refuse areas are required to be assessable by LeMay, screened with a material and
design compatible with the overall architectural theme of the associated structure, at
Juq 2006 Page 6 of 8
least as high as the refuse container, and must be at least six-feet in height with a gate
enclosure.
No refuse container is allowed between a public street and the front of a building.
Refuse collection areas must be designed to contain all refuse generated on site and
deposited between collections and refuse should not be visible from outside the refuse
enclosure.
Conclusions of Law
A. The Site Plan Review Committee has jurisdiction to consider and decide the
issues presented by this request.
B. The applicant has established that the request for site plan review approval
satisfies all criteria set forth in Section 17.84.020 (C) YMC, meets all
requirements of the Moderate Density Residential zoning classification, and
meets all other requirements of the Yelm Municipal Code. Therefore, the site
plan should be approved subject to the following conditions:
1. The conditions of the Mitigated Determination of Nonsignificance are hereby
referenced and considered conditions of this approval.
2. Street frontage improvements shall be required. Frontage improvements
shall be consistent with the City of Yelm's Development Guidelines.
Improvements for Crystal Springs Road shall be consistent with the section
"Neighborhood Collector'.
3. The applicant shall mitigate transportation impacts based on the new P.M.
peak hour trips generated by the project. The Transportation Facility Charge
(TFC) shall be based on amulti-family dwelling which creates .60 new pm
peak hour trips. A credit shall be given for the previous residential use.
4. Each dwelling unit shall connect to City water service. The connection fee
and meter fee will be established at the time of building permit issuance.
5. All conditions for cross connection control as required in Section 246-290-490
WAC.
6. Each dwelling unit shall connect to City sewer service. The connection fee
fee will be established at the time of building permit issuance.
7. The applicant shall design and construct all stormwater facilities in
accordance with the DOE Manual, as adopted by the City of Yelm. Best
Management Practices are required during construction.
July 2006 Page ] of 8
8. Parking shall be provided in accordance with the City of Yelm Development
Guideline standards. A minimum of sixteen (16) stalls is required. Accessible
spaces shall be provided pursuant to the ADA.
9. Fire protection shall be provided in accordance with the International Fire
Code, as adopted by the City of Yelm, and may include FDC's, fire hydrants,
and/or fire lanes.
10.The Yelm Creek Shoreline area, and land 300 feet from the ordinary high
water mark, shall be left undisturbed and dedicated as open space, with an
easement dedicated to the City of Yelm for stream restoration and protection.
11. Landscaping of the site is required.
a. Type II landscaping is required along the perimeter of the site, and
adjacent to buildings. Natural vegetation in the shoreline area to remain
undisturbed.
b. Type III landscaping is required with frontage improvements.
c. Type IV landscaping is required in all parking areas.
A final detailed landscape plan is required as part of civil plan review and
approval.
12. Refuse collection areas shall be designed to contain all refuse generated on
site and deposited between collections. Deposited refuse shall not be visible
from outside the refuse enclosure. Screening shall be of a material and
design compatible with the overall architectural theme of the associated
structure, shall be at least as high as the refuse container.
C. The Site Plan is valid for eighteen (18) months from the date of this approval.
The applicant may request asix-month extension on the approval, if the request
is made in writing prior to the expiration date of this approval. If you need
additional information or assistance, please call the Community Development
Department at (360)458-3835.
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