8347 ApprovalAugust 29, 2003
Rocky Mountain Development Center
Mr. Larry Shorno
P.O. Box 480
Yelm, WA 98597
Re: Preliminary Short Plat Approval, SHS-03-8347-YL
Dear Mr. Shorno:
The Site Plan Review Committee has considered your application for the above referenced project and finds that as conditioned below, the proposed project is consistent with the Yelm
Comprehensive Plan and all applicable City policies and development standards.
Pursuant to Chapter 15.49, Integrated Project Review Process, a short subdivision is a Type II Permit and can be appealed to the hearing examiner. An appeal must be filed within 14
days of the date of this notice.
The affected property owners may request a change in property tax valuation from the Thurston County Tax Assessor’s Office.
The project is approved subject to the following conditions of approval:
1. Transportation
Finding: Yelm is a small compact community most directly affected by two state highways, which bisect the community. The highways are used by local residents for transportation throughout
the city, and for access to commercial and residential areas throughout the community. In lieu of widening existing streets, the City has elected to create certain alternatives, Y-1,
Y-2, Y-3, which will avoid the need to significantly widen existing streets, and particularly Yelm Avenue. New developments do in fact burden the city’s central streets, and unless
the alternate routes are accomplished, the City would have to require developers to pay the cost of the internal street widening. The city plans show, and the City finds that adequate
facilities will be accomplished better and in a timely fashion by the alternate route facilities as a substitute for the widening of existing facilities. As a result, the City finds
that the regional plans in fact benefit projects in all areas on the City and will accomplish the goal of providing adequate facilities to City standards within a reasonable time to
serve the demands created by the proposed project.
Finding: Street frontage improvements are required as part of Chapter 16 Subdivision, Yelm Municipal Code. The property is located on the east side of Plaza Drive and is dissected at
the north by Algiers Drive, both currently private streets.
Finding: Chapter 16.16.040, Yelm Municipal Code states, “Each lot within a proposed subdivision shall be served by a street built to applicable city street standards as set for the in
the Yelm Development Guidelines. Plaza Drive is currently a substandard street, and is privately owned. All lots proposed for this subdivision have frontage on Plaza Drive, with the
exception of Lot 5 which accesses from Creek Street.
Finding: The property to the south has land use approval to construct a retail building. That land use approval requires the portion of Plaza Drive that adjoins that property be improved
to City standards, with full improvements on the east side of the road, and core improvements on the west side of the road. These improvements include a left turn lane at the intersection
of Plaza Drive and Highway 507. Construction of either of these projects warrants the turn lane at the intersection.
Finding: The proposed subdivision creates lot lines in the center of N.E. Algiers Drive. This effectively removes the private street from existence.
Finding: Plaza Drive currently connects Highway 507 to 103rd Street. Plaza Drive is currently private property, on land owned by the applicant.
Conditions of Approval:
1a. Applicant shall be required to complete full frontage improvements on Plaza Drive. This shall include full improvements to the eastern side of Plaza drive, and core road improvements,
including stormwater and vertical curb along the western side, and dedicate the street to the City as a 60- foot public right-of-way.
1b. The creation of Lot 1 and Lot 2 will remove Algiers Drive. Algiers Drive will be abandoned, and blocked from continuing to Creek Street.
1c. If this project is completed prior to the approved land use to the south, the applicant will be required to improve the intersection of Plaza Drive and Highway 507 to include a center
left turn lane.
2. Water Supply
Finding: The City’s Water Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas for approval and the extension of facilities.
Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be
considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all
be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in place - e.g. award of a grant, a binding letter commitment
for third party funding, or the
successful formation of a local improvement district. Any necessary water rights are considered, only after approved for municipal use by the Washington State Department of Ecology,
or appropriate appeals board, and the time for appeal or challenge has expired.
Finding: There is an existing 6-inch waterline located in Plaza Drive. Any development on this site will be required to connect to City water service.
Conclusion:
Development that will occur on the proposed lots is undetermined. Water usage calculations for all new uses will be used to determine whether this waterline is adequate to serve the
uses.
3. Sewer System
Finding: The City’s Sewer Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas or approval and the extension of facilities.
Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be
considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all
be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in pace - e.g. award of a grant, a binding letter commitment
for third party funding, or the successful formation of a local improvement district.
Finding: The site is located in the sewer service area, but is not currently connected. A sewer main is located in Highway 507.
Conditions of Approval:
The applicant shall connect to the City S.T.E.P. sewer system by connecting to the Highway 507 step main, and extending the sewer line along Plaza Drive to service the proposed lots.
Upon completion of the installation as per the City’s Development Guidelines, the S.T.E.P. sewer equipment, appurtenances and lines shall be deeded to the City, and an easement provided
for maintenance.
4. Storm Water
Finding: Impervious surfaces create stormwater runoff. Uncontrolled and untreated stormwater runoff can create health and safety hazards. YMC requires all development to comply with
the City Stormwater Manual. The manual states that projects creating over 5,000 sq. ft. of impervious surface must control and treat stormwater runoff.
Finding: The applicant has submitted a Preliminary Stormwater Report that estimates the impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and
storage of the stormwater. Following preliminary short plat approval, the Stormwater Manual requires the developer to submit a final plan consistent with the final impervious calculations
for the site.
Conditions of Approval:
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.
5. Landscaping
Finding: Landscaping and screening are necessary to promote safety, to provide screening between compatible land uses, to safeguard privacy and to protect the aesthetic assets of the
City. YMC, Chapter 17.80 requires all development to provide on site landscaping.
Finding: Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land use districts.
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 III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and walks for separation of pedestrians
from streets and parking areas.
Type IV landscaping is intended to provide visual relief and shade in parking areas.
Type V landscaping is required in storm water retention areas, if required.
Finding: This proposal is for a commercial subdivision, with lots being developed at a later date. Perimeter landscaping requirements will be better determined by use and placement
of commercial development.
Conditions of Approval:
5.a Applicant shall provide for Type III landscaping that is required as part of Plaza Drive Road frontage improvements.
5.b Perimeter landscaping will not be required at this time, but will be installed as each lot is developed.
Short Plat Approval is a Type II Administrative land use approval. An appeal of this decision can be filed within 14 days from the date of this letter, pursuant to YMC, Chapter 15.49,
Integrated Project Review Process.
Preliminary Short Plat approval is valid for five (5) years from the date of this letter. Upon failure to submit a final short plat prior to expiration of preliminary short plat approval,
no subdivision will be approved without submission and review of a new preliminary short plat. If you need additional information or assistance, please call the Community Development
Department at (360) 458-3835.
Sincerely,
Tami Merriman
Assistant Planner
cc: Geoff Sherwin, Apex Engineering
Grant Beck, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official