0456 HE Staff Report Case Number: SUB-05-0456-YL
Applicant: RDS Design, LLC
Agent: Jerome W. Morrissette & Associates, Inc
Request: Subdivide approximately 3.22 acres into 18 single family residential lots
Recommendation: Approval with conditions
Exhibit I: Site plan dated January 2006
Exhibit II: Notice of Application & Comment Letters
Exhibit III: Mitigated Determination of Non-Significance & Comment Letters
Exhibit IV: Public Hearing Notice
Proposal
The applicant is proposing to subdivide approximately 3.22 acres into 18 single-family residential lots. The property is zoned R-6 Moderate Density Residential, which allows up to 6
dwelling units per acre.
Property Characteristics
The property is located between Cullens Road and Longmire Street, north of Yelm Avenue East (SR 510). The property is identified by Assessor’s Tax Parcel Numbers 21724140300, 21724140400,
and 21724141600. The site also encompasses an unimproved City Right-of-Way. At a City Council public hearing on May 10, 2006, the Council adopted Ordinance #748, to vacate the unimproved
right-of-way to the adjoining property owners, subject to final plat approval.
The subject property is surrounded by a medical facility to the southwest and single family residential uses.
Notice of Application and Public Hearing
Notice of this application was mailed to state and local agencies, and property owners within 300 feet of the project site on January 25, 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 24, 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 to determine that required urban infrastructure is available at the time of development. Concurrency means the facilities necessary
to serve a proposed development are in place or planned for and properly funded with a reasonable expectation that the facilities will be in place at the time needed to preserve adopted
levels of service.
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(B)(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.
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:
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 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 existing single-family dwellings.
2. Prior to final subdivision approval, the developer shall complete the following transportation improvements:
The east half of Cullens Road shall be improved to City Standards for a Neighborhood Collector along the property frontage.
Cullens Road shall be improved to provide two 12 foot drive lanes from the northwest corner of the property to the intersection of Cullens Road and St. Hwy 510 (Yelm Ave.) This Cullens
Road improvement is a condition of a different plat approval called Cherry Meadows. If the Cherry Meadows subdivision does not complete the Cullens Road widening prior to final plat
approval for this subdivision, this plat approval will be conditioned to limit final plat approval to after the Cherry Meadows improvements are complete.
The west half of Longmire Street shall be improved to City Standards for a Local Access Residential along the property frontage.
Longmire Street shall be improved to provide two 12 foot drive lanes from Coates Road to the SR 510 (Yelm Avenue) and overlaid with a 2 inch, Class B overlay of asphalt.
All interior streets shall be improved to City Standards for a Local Access Residential.
Temporary erosion control systems to be approved by the City of Yelm.
The developer shall provide at least 5% of total acreage as qualified and usable open space.
The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District.
SEPA Appeal:
An Appeal of the SEPA Determination was filed with the City on June 26, 2006. The appeal hearing is scheduled for August 7, 2006. The City of Yelm Staff Report for the appeal is a
separate document.
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 a medical facility located to the southwest.
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.
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.
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. Cullens
Road is identified as a Neighborhood Collector Street, which requires a 16 foot travel lane, vertical curb, a 7-foot planter strip with street trees 35 feet on center and “No Parking”
signs, a 5 foot sidewalk, and street lighting.
Longmire Street is identified as a Local Access Residential Street, as well as all streets within the subdivision. 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.
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 continuation of new
streets within the subdivision to adjacent properties that have not been subdivided. The applicant has provided a connected street from Cullens Road to Longmire Street.
The applicant requested, and Yelm City Council adopted Ordinance No. 748 to vacate an unimproved portion of right-of-way that borders the north property line at the time of final plat.
The Vacation will distribute half of the right-of-way to both adjoining properties. A boundary line adjustment will be required to transfer the portion of right-of-way that will be
deeded to Ms. Pearl Marshall the property owner to the north. Ms. Marshal has signed a Memorandum of Understanding granting use of her portion of the right-of-way to RDS Design.
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.
During the Notice of Application comment period, an adjoining property owner expressed concern about construction noise, and disturbance to utilities. They also
requested that the developer consider naming the internal street Crimmins Street, in honor of the previous land owner, who has lived in Yelm since the 1940’s, and contributed greatly
to the City and Community.
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. The proposed site is currently located in the City of Yelm’s water system service
area. An existing 8” water main is located in Cullens Road, and a 6” watermain is located in Longmire Street.
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).
The proposed subdivision would be required to connect to the City's water system and the projects internal roadways will be required to have a watermain installed to serve fire hydrants
and individual services. The watermain shall connect both at Cullens Road and Longmire Street to establish a “Loop” to the water system.
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.
Sewer System
The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area. There are existing 2” sewer mains located in Cullens Road and Longmire Street.
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 sewer line shall be extended along the property frontage.
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.
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.
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.
The Hearing Examiner should approve the preliminary subdivision with the following conditions:
The conditions of the Mitigated Determination of Non-significance are hereby referenced and are considered conditions of this approval.
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.
The civil plans shall include:
How all conditions for cross connection control as required in Section 246-290-490 WAC will be met.
The installation of the watermain shall include a “Loop” connection between Cullens Road and Longmire Street.
All planting strips and required landscaping located in any open space and stormwater tract, and along Cullens Road and Longmire Street shall be served by an irrigation system with a
separate water meter and an approved backflow prevention device.
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.
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)
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. The final stormwater plan shall be submitted with
civil engineering plans and shall include an operation and maintenance plan. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells. 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.
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.
Street lighting is required. The Applicant shall contact Intolight to provide a lighting design plan for review and approval.
Prior to the submission final plat application, the applicant will provide the Community Development Department an addressing map for approval.
Prior to the submission of final plat application, a subdivision name must be reserved with the Thurston County Auditor’s Office.
The applicant shall provide a minimum of five (5) percent of the gross land area as qualified open space.
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.
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-05-0456-YL.