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05-0100 approval STAFF REPORT City of Yelm Community Development Department   Case Number: SHS-05-0100-YL Applicant: Lee Anne Campbell Request: Short Subdivision of a 10,000 sq. ft. parcel into 2 Single Family Lots Recommendation: Approval with conditions Proposal The applicant proposes to subdivide a 10,000 sq. ft parcel into 2 single family residential lots. Property Characteristics The property is located at the corner of 3rd Street and Jefferson. The property had an existing home and garage that was demolished. The property is zoned Commercial (C-1) Chapter 17.26 YMC. The commercial zone allows for residential uses on lots of record one acre or less. Notice of Application Notice of this application was mailed to state and local agencies and the owners of property within 300 feet of the project site on May 3, 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 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 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 This short subdivision is exempt from SEPA environmental review under Section 197-11-800(6)(a) WAC. Lots Size and Setbacks The Yelm Zoning Code does not establish minimum or maximum lot sizes, although it does require standard front 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. The lots within the proposed preliminary subdivision appear to contain sufficient area to meet setback and lot coverage requirements, if conditioned as recommended. Adjacent Land Uses and Zoning The property is located in a commercial area in the center of town, however all adjacent properties are current in residential uses. 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, or pay a fee in lieu of. For this parcel, the minimum open space required would be approximately 500 sq. ft. which would not provide for useable open space. Schools New residential units create a demand for additional school services and facilities. 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 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. 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. Section 4B.080 (C) Yelm Development guidelines allows the City to determine when frontage Improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. 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. A credit shall be given for the home that was existed prior to this development. Parking Chapter 17.72 YMC requires minimum parking ratio of two spaces per dwelling unit, which is typically met in subdivisions with a standard driveway. 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). There is an existing watermain located on 3rd Street. A new connection is required for the additional unit. 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. The City of Yelm is dedicated to providing the best quality water possible to its consumers. Section 246-290-490, Washington Administrative Code, requires that the City take measures to ensure that contamination does not occur as a result of cross contamination. Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area. The site was previously connected to City sewer. A new connection is required for the additional unit 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). There is an existing sewermain located in the alley, adjacent to the site. This sewermain shall be extended along the 3rd street frontage to serve the two residences. 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. Roof drain runoff shall be directed to individual dry wells. Addressing Addressing for the proposed residential lots will be assigned by the Community Development Department prior to application for final subdivision approval. 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. 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. Staff Recommendation Section 16.12.170 YMC requires written findings prior to a decision on a preliminary subdivision. The applicant 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 preliminary subdivision is approved with the following conditions: The applicant shall mitigate transportation impacts based on the new peak P.M. trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak P.M. trips per single family dwelling, payable at time of building permit issuance. A credit shall be given for the previous existing residence. Street frontage improvements shall be required. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Frontage improvements for 3rd Street and Jefferson Street shall be consistent with the section “local access commercial”. The City will defer street frontage improvements. Each dwelling unit within the subdivision shall connect to the City water system. The connection and meter fee will be established at the time of building permit issuance. A credit shall be given for the previous existing residence. All conditions for cross connection control as required in Section 246-290-490 WAC. 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. A credit shall be given for the previous existing residence. The applicant shall extend the sewer main from the alley along the 3rd street property frontage. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells. Type II landscaping is required around the perimeter of the site. The applicant shall pay a fee in lieu of open space of $385.00 The applicant shall provide written notice from the Yelm School District whether a mitigation agreement is or is not required. Based on the Analysis and Conditions of Approval above, staff approves the Preliminary Short Subdivision, Case # SHS-05-0100-YL. APPROVED this ____________ day of May, 2005. Grant Beck, Director of Community Development Site Plan Review Committee City of Yelm Appeal 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 approval, pursuant to YMC, Chapter 15.49, Integrated Project Review Process. Any appeal must be in writing, contain specific factual objections, and include the appeal fee of $50.00.