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SHS Approval City of Yelm 105 Yelm Avenue West P.O. Box 947 Yelm, WA 98597 (360) 458-3244   August 11, 2004 Doug Bloom Rainier General Development P.O Box 627 Rainier, WA 98576 Re: Mill Road Short Plat, SHS-04-0096-YL Proposal: The applicant is proposing to subdivide two (2) one-acre residential parcels into 4 half acres parcels. There are two existing duplexes on the original two lots, and the applicant has applied to construct another duplex on each lot. The property is zoned R-4 Low Density Residential, which allows up to 4 dwelling units per acre. Location: The property is located on Mill Road. The property is identified by Assessor’s Tax Parcel Numbers 21725110101 and 21725110201. Description of Property: The subject property is bound on the north by a commercial business, to the south by a fire station, to the east, across Mill Road is Cochrane Park, and to the west, the property is currently in construction of a 40 lot subdivision. Notice of Application: Notice of this application was mailed to state and local agencies and property owners within 300 feet of the project site on July 20, 2004. The action is exempt from SEPA Environmental Review per Section 197-11-800(6)(a) WAC. The action does not require a public hearing pursuant to Section 16.12.100 Yelm Municipal Code. STAFF ANALYSIS Lots Size and Setbacks: The R-4 zoning district does not have a minimum or maximum lot size, 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 on a flanking yard is 15 feet from the property lines. The lots within the proposed short subdivision appear to contain sufficient area to meet setback and lot coverage requirements. The property is zoned R-4 Low Density Residential, which allows up to 4 dwelling units per acre. Construction of a duplex on each lot, meets this density. Adjacent Land Uses and Zoning: The property is bordered to the north by a commercial business, to the south by a Fire Station, to the west by a 40 lot residential subdivision (currently in construction) and to the ea, east is Cochrane Park. 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)]. YMC Chapter 14.12 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 be dedicated as open space or pay a fee in-lieu-of providing the open space on site. Five percent of the site is equal to 4,360.30 sq. ft. The fee is calculated at .77 cents per sq. ft., which equals to $3,357.43 as a fee in-lieu-of open space. It is acceptable to allow the payment of a fee in lieu of open space for this project, as Cochrane Park is directly across the street. Transportation and Site Access: The City of Yelm Development Guidelines require all new developments, including subdivisions, improve street frontages to current standards. Mill Road is a neighborhood collector, which requires a 16-foot drive lane, vertical curb, a 7-foot planter strip with street trees 35 feet on center, a 5-foot sidewalk, and “No Parking” signs installed. Street lighting shall be as required by the City Engineer. This site went through a boundary line adjustment in July 2003, changing the parcel configurations. The State Environmental Policy Act states that if the proposal consists of a series of actions that are individually exempt, but together may have a significant impact, the proposal is not exempt. In this project review, the boundary line adjustment was an exempt action, however, the resulting development of all the parcels were reviewed for cumulative impacts. The road frontage on these two reconfigured parcels are being improved as part of the Mill Pond Estates Subdivision SEPA mitigation. Parking: Chapter 17.72, Off-Street Parking and Loading, requires minimum parking ratio of two spaces per dwelling unit. health and safety hazards. The City of Yelm requires all development to comply with the Stormwater Manual for the control and treatment of stormwater runoff. 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. 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 to assure adequate lighting. State Environmental Policy Act: This short subdivision is exempt from SEPA environmental review under Section 197-11-800(6)(a) WAC, however development of the two parcels were included and reviewed as part of a series of exempt and nonexempt actions and is conditioned by the Mill Pond Estates Mitigated Determination of Nonsignificance. Landscaping: Landscaping and screening are necessary to promote safety, to provide screening between compatible land uses, to safeguard privacy and to protect the aesthetic assets of the City. Chapter 17.80, Landscaping, requires the applicant to provide on-site landscaping for all development proposals. The site is adjacent to properties that are compatibly zoned. Chapter 17.80 requires that the perimeter of the site be landscaped with a Type II landscaping. In residential subdivisions the city allows fencing to meet the landscaping requirement for the perimeter of the site. Landscape requirements shall be installed and approved prior to application for final plat. Section 17.80.090(F) YMC states that the owner/developer of any project requiring site plan review approval, subdivision approval, or short subdivision approval shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners’ association becomes responsible for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years. Conclusion and Staff Recommendation: Section 16.12.170 YMC requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant, and the proposed conditions of approval as stated below, Community Development staff finds that the subdivision: Adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, and sidewalks; That the public use and interest will be served by the subdivision of the property, if conditioned as proposed; The subdivision, if conditioned as proposed, is in conformance with the Yelm-Thurston County Joint Comprehensive Plan, the City of Yelm Zoning Code, the City of Yelm Subdivision Code, the Shoreline Management Act and the Thurston County Shoreline Master Program, and the City of Yelm Development Guidelines. Conditions of Approval: Frontage improvements to Mill Road shall be constructed per Yelm Development Guidelines “Neighborhood Collector”. The applicant shall dedicate sufficient right-of-way for 28-feet of frontage improvements, and provide an easement for utilities. The applicant shall provide verbage on the face of the plat, which states that no access will be allowed to the subdivision adjacent to these parcels to the east. The applicant shall connect to the City’s water system. Water connection fees are charged at the current rate of $1,500 per connection, (fee subject to change) payable at building permit issuance. The applicant shall meet all conditions for cross connection control as required in section 246-290-490 WAC. All planting strips and required landscaping not located within 75’ of a hose spigot shall have an irrigation system with a separate water meter(s). The applicant shall submit a final landscape and irrigation plan with civil plan submission. The applicant shall connect to the City’s S.T.E.P. System. Sewer connection fees are charged at the current rate of $5,269.00 per connection (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. The applicant shall design and construct all stormwater facilities in accordance with the DOE Stormwater Manual, as adopted by the City of Yelm. Best Management Practices (BMP’s) are required during construction. The applicant shall submit a stormwater operation and maintenance plan to the Community Development Department for approval prior to final plat approval. The stormwater maintenance agreement shall be submitted as exhibit C of the Declaration of Short Plat and Covenants, required in the Short Subdivision application. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells. The applicant 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. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. Per the City of Yelm’s Development Guidelines, street lighting will be required. A lighting design plan shall be submitted to the Community Development Department for review and approval. Prior to the submission final plat application, the applicant will provide the Community Development Department an addressing plat map for approval. The applicant shall pay an open space fee-in-lieu of for the required open space in the amount of $3,357.43. The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site and planter strips. The applicant shall provide in Exhibit C of the Declaration of Short Plat and Covenants, a maintenance agreement for the required landscaping. Based on the Analysis and Conditions of Approval above, staff approves the Preliminary Short Subdivision, Case # SHS-04-0096-YL.