HE Notese®~.®~ Tom'' City o f Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
YELM Yelm, WA 98597
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Case Number: SUB-05-0531-YL
Applicant: Mike Boiter, Crest Builders
Agent: Baseline Engineering
Request: Subdivide approximately 5.5 acres into 22 single family
residential lots
Recommendation: Approval with conditions
Exhibit I: Site plan dated April 2006
Exhibit ll: Notice of Application & Comment Letters
Exhibit III: Mitigated Determination of Non-Significance & Comment Letters
~~'' Exhibit IV: Public Hearing Notice
Proposal
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The applicant is proposing to subdivide approximately 5.5 acres into 22 single-family
.~ ~ residential lots. The property is zoned R-4 Low Density Residential, which allows up to
4 dwelling units per acre.
Property Characteristics
The property is located on Durant Street. The property is identified by Assessor's Tax
Parcel Number 21724420501.
The subject property is surrounded by single family residential uses and vacant land.
Notice of Application and Public Bearing
Notice of this application was mailed to state and local agencies, and property owners
within 300 feet of the project site on May 1, 2006.
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, on July 26, 2006.
Notice of the date and time of the public hearing was published in the Nisqually Valley
News in the legal notice section on Friday, July 28, 2006.
Concurrency
Chapter 15.40 YMC requires the reviewing authority
infrastructure is available at the time of development.
necessary to serve a proposed development are in ~
funded with a reasonable expectation that the facil
needed to preserve adopted levels of service.
to determine that required urban
Concurrency means the facilities
lace or planned for and properly
ties will be in .place at the time
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 (B)(5) 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.
Fire concurrency is achieved pursuant to Section 15.40.020(B)(6) YMC upon payment
of a Fire Impact Fee at the time of building permit issuance. The current impact fee is
$0.216 per square foot of gross floor area.
Concurrency with school infrastructure is achieved pursuant to Section 15.40.020(8)(4)
YMC 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.
Page 2 of 10
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 June 5, 2006. 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 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 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 recently
destroyed single-family dwelling.
2. Prior to final subdivision approval, the developer shall complete the following
transportation improvements:
a. All interior streets shall be improved to City Standards for a Local Access
Residential
b. The interior street shall connect to the residential subdivision to the east
called Vista Green. Final plat approval for this proposal shall be conditioned
on the final plat approval and street dedication of the Vista Green subdivision.
c. A cul-de-sac shall be constructed at the north end of the interior street, and
signed "future street connection".
d. SR 510 (Yelm Ave W), at the intersection of Longmire Street, shall be
improved to provide a center turn lane with sufficient storage to serve the
.anticipated traffic volumes generated by the project. This intersection
improvement is a condition of a different plat approval called Tahoma Terra.
If the Tahoma Terra subdivision does not complete the intersection
improvement prior to final plat approval for this subdivision, this. plat approval
will be conditioned to limit final plat approval to after the Tahoma Terra
improvements are complete.
3. Temporary erosion control systems to be approved by the City of Yelm.
a. The developer shall provide at least 5% of total acreage as qualified and usable
open space.
5. The developer shall enter into an agreement with Yelm Community Schools to
mitigate project impacts to the School District.
Page 3 of 10
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. The
preliminary site plan shows each lot with sufficient area to construct a single family
dwelling, while retaining required setbacks.
Adjacent Land Uses and Zoning
The property is bordered by properties that are currently developed as single family
residences and vacant land.
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)].
The Subdivision Code requires a minimum of 5% of the gross land area to be dedicated
as open space, pursuant to Section 16.16.270 YMC.
Durant Street is a substandard street with only a small amount of the actual paved area
dedicated as right-of-way. To construct Durant Street as a public street, right-of-way
_ would need to be acquired from the property to the north, as well as additional right-of-
way from the property to the south. A pedestrian/bike path here would allow local
residents access to both Longmire Street, and the soon to be constructed Tahoma
Boulevard, both of which provide sidewalks into the Central Business Distict, and to the
newly created parks in the Tahoma Terra Master Planned Community.
Schools
New residential units create a demand for additional school services and facilities. The
Yelm School District requests that the applicant enter into an agreement with the school
district for the payment of mitigation fees based on the project's impact.
This request for a mitigation agreement between the applicant and the school district
became a condition of the Mitigated Determination of Non-significance issued pursuant
to the State Environmental Policy Act.
Page 4 of 10
Essential Public Facilities
The SE Thurston Fire/EMS has adopted a fire protection impact fee. This fee is used
by the Fire District to fund those capital facilities required by new development. The
impact fee for 2006 is $0.216 per square foot of new 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.
As stated above, Durant Street is a substandard street without adequate right of way to
construct a public street. The site has access to Longmire Street through a subdivision
to the east, and will provide a future street connection to the north. Durant Street shall
be blocked at either end for pedestrian and bike access, and the right of way used fora
pedestrian bike trail.
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.
The partial cul-de-sacs as proposed on the site plan do not meet the City of Yelm Local
'fit Access Street standards, and are not required to achieve lot frontage. The civil plans
d shall reflect the standard Local Access Residential street standards without the partial
cul-de-sacs.
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
Ocontinuation of new streets within the subdivision to adjacent properties that have not
been subdivided. The applicant has provided a future connection to the property to the
north, and also a connection to the Vista Green subdivision to the east.
The City has held presubmission meetings with several applicants regarding the
property to the north. That parcel is zoned R-14, High .Density Residential, which allows
for apartments at a density of up to 14 units per acre. If this property develops as an
apartment complex, the public street extending through may not be practical. In this
instance, it may be more feasible to improve Durant Street from this subdivision north to
the newly constructed Tahoma Boulevard.
-~, The City, in meeting the connected streets policy, would like to see the street
connection as proposed in this preliminary plat application. However, if a site plan
Page 5 of 10
review application for the high density parcel is received prior to, or during civil plan
- -~ ~- .. , review, where the preliminary plat may be changed without undue hardship to this
applicant, changing the street layout to connect at Durant Street may be acceptable.
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.
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.
Water System
The City's Water Comprehensive Plan identifies the property as being within the water
.service area. This project will be required to extend the water main from the Plat of
Vista Green into this project, and to the future connection to the north.
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) (fee
subject to change).
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 of 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.
Page 6 of 10
Sewer System
The City's Sewer Comprehensive Plan identifies the property as being within the sewer
service area. This project will be required to connect to the sewer line in the Plat of
Vista Green and to the future street connection to the north.
The proposed subdivision would be required to connect to the City's sewer system and
the projects. internal roadways will be required to have a sewermain installed to serve
the subdivision.
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) (fee
subject to change). Sewer connections as part of the City of Yelm LID have a reduced
sewer connection fee.
Any existing on-site sewage disposal system(s) shall be abandoned per Thurston
County Health Department standards.
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 applicant has submitted a preliminary stormwater report which includes a
conceptual design for the treatment and infiltration 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 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.
Page 7 of 10
Landscaping
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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.
Landscaping is required in open space and stormwater facilities.
Chapter 17.80 YMC requires that at time of civil plan review and approval the applicant
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 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 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.
Page 8 of 10
e
The Hearing Examiner should approve the preliminary subdivision with the following
conditions:
1. The conditions of the Mitigated Determination of Non-significance are hereby
referenced and are considered conditions of this approval.
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. All conditions for cross connection control as required in
Section 246-290-490 WAC.
3. Required landscaping located in any open space and stormwater tract shall be
served by an irrigation system with a separate water meter and an approved
backflow prevention device.
4. 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.
5. The applicant shall pay a fire protection impact fee pursuant to Section
15.40.020(B)(6) YMC. The impact fee for 2006 is $0.216 per square foot of new
development, and is payable at building permit issuance. (fee subject to change)
6. The applicant 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 final stormwater plan shall be submitted with civil engineering plans and
shall include an operation and maintenance plan. 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. All roof drain
runoff shall be infiltrated on each lot utilizing individual drywells.
8. 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. The applicant shall be responsible for the fee for hydrant locks on all
fire hydrants required and installed as part of development. The applicant shall
coordinate with the Yelm Public Works Department to purchase the required
hydrant locks.
Page 9 of 10
9. Street lighting is required. The Applicant shall contact Intolight to provide a
lighting design plan for civil plan review and approval.
10. Prior to the submission final plat application, the applicant will provide the
Community Development Department an addressing map for approval.
11. Prior to the submission of final plat application, a subdivision name must be
reserved with the Thurston County Auditor's Office.
12. Open Space is required. The current right-of-way for Durant Street shall be
dedicated for public use. Both the north and south end of Durant Street shall be
` gated for pedestrian and bike access only. This meets the open space
requirement for the plat.
13. The applicant shall submit a final landscaping and irrigation plan with the civil
engineering plans to include the perimeter of the. project site, planter strips, open
space improvements, and stormwater facilities.
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14. The applicant 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-05-0531-YL, with the option to change the road
connection location subject to administrative approval of a new lot configuration.
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