1HE Staff ReportDate: October 24, 2002
To: Stephen Causseaux, Jr., Hearing Examiner
From: Tami Merriman, Planning Technician
Re: Willow Glen Phase II Subdivision, SUB-02-
LIST OF EXHIBITS: Exhibit I: Site Plan
Exhibit II: Notice of Application
Exhibit III: Determination of Non-Significance and comments
Exhibit IV: Public Hearing Notice
Applicant: Yelm Property Development
Denny Balascio
16440 SE Middle Road
` Yelm, WA 98597
Proposal:
The applicant is proposing to subdivide 8.89 acres into 46 single-family lots. The property is zoned R-6 Moderate Density Residential, allowing up to 6 dwelling units per acre. Construction
includes new streets, infrastructure, frontage improvements, landscaping, and stormwater facilities.
SPECIAL NOTE: The applicant originally submitted the preliminary plat to subdivide the property into 45 single-family lots. The 45-lot proposal was described in the notice of application,
and the SEPA determination that was mailed to the appropriate agencies and 300’ property owner radius.
After these notices were complete and mailed, the applicant requested to submit a change to the plat to add an additional single family lot, for a total of 46 single family lots. The
addition of the single-family lot meets the density requirements for the R-6 zone, and did not drastically change the configuration of the map layout. This change is noted in the public
hearing notice, and was mailed to all recipients of the original notice of application and SEPA determination.
Location:
The project site is located on the north side of Middle Road just east of the Prairie Creek Subdivision. The project site is a continuation of the existing Willow Glen Subdivision.
Notice of Application, SEPA, 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 September 5, 2002. Public Notice of the date and time of
the Public Hearing was posted on the project site, mailed to property owners within 300 feet of the project site on October 24, 2002 and advertised in the local newspaper on October
25, 2002.
The City has performed an environmental review, including review of a transportation analysis, and issued a Mitigated Determination of Nonsignificance on September 27, 2002, with a comment
deadline of September October 11, 2002, and an appeal deadline of October 18, 2002.
Summary:
Staff recommends approval of the preliminary plat, subject to the conditions listed in this report.
Lots Size and Setbacks:
Finding:
The R-6 District does not have a minimum or maximum lot size but it does have standard yard setbacks.
Conclusion:
The preliminary plat map shows the house “footprint” that projects the minimum setbacks required in the R-6 Zone.
Adjacent Land Uses and Zoning:
Finding:
Properties to the north and east of the site are in Thurston County. Properties to the east are zoned Rural Residential (1/5) and to the north are residential and industrial. The property
to the west and south of the site are zoned Moderate Density Residential (R-6). Developed densities in the immediate area range from rural (1 unit per five acres) to moderate density
of 6 units per acre.
Conclusion:
The proposed residential subdivision is consistent with the surrounding residential uses, and creates a density of 5 units per acre.
Open Space:
Finding:
Chapter 14.12 requires a minimum of five percent of the gross area be dedicated as open space, or the payment of a fee in lieu of dedication. Five percent of 8.89 acres is .44 acres.
Conclusion:
The applicant must either provide for at least .44 acres of open space, or pay a fee in lieu of.
Schools:
Finding:
New residential units create a demand for additional school services and facilities. The Yelm School District requests that the developer enter into an agreement with the school district
for the payment of mitigation fees based on the project’s impact.
Conclusion:
This request for a mitigation agreement between the developer and the school district became mitigation of the Environmental Determination.
Transportation and Site Access:
Finding:
The property fronts on Middle Road, which is the only access to the site. No additional accesses are proposed at this time.
Finding:
The 1992 Yelm Comprehensive Transportation Plan, the Transportation chapter of the Yelm Comprehensive Plan, and the Development Guidelines provide policies and regulations in which the
Transportation Plan will be implemented. Included in these policies and regulations in the requirement of the continuation of streets. In most cases, the developer shall provide for
the continuation of streets to adjoining properties and subdivisions. In the case of undeveloped land, the street ends in a cul-de-sac or hammerhead, with a sign that states “future
road connection”.
Finding:
The design of Willow Glen Phase I provided for the continuation of streets into the adjacent lot, which is now Willow Glen Phase II. Willow Glen Phase II connects into Phase I by the
continuation of Welch Loop.
Finding:
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.
Conclusion:
The Combination of the Willow Glen Phase I and Phase II projects meet the policies and requirements of the transportation plans of the City. The Concurrency Management Ordinance provides
for mitigation for the addition of traffic into the City’s transportation system.
Parking:
Finding:
Chapter 17.72, Off-Street Parking and Loading, requires minimum parking ratio of two spaces per unit.
Conclusion:
The applicant is proposing at a minimum to provide parking accommodations for at least two vehicles on each residential lot.
Water:
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 pace - e.g. award of a grant, a binding letter commitment for third parting
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 and existing water line that extends along the frontage of the property. The applicant shall provide water service within the development.
Finding:
There is an existing home on site, that is proposed to remain, and other existing buildings on site that are to be removed. The home that is to remain is currently connected to a private
well. The applicant proposes to connect the existing home to a meter installed for Lot number 23 temporarily, and will connect the home to its own meter, when the water lines are installed
and complete. The existing well will need to be abandoned per Department of Ecology standards.
Conditions of Approval:
The applicant shall connect to the City’s water system. Water ERU's (equivalent residential units) are based on a consumption rate of 240 gallons per day and are currently charged at
a rate of $1,500/ERU (subject to change) inside city limits. This fee is payable at time of building permit issuance.
The applicant shall connect the existing home to water service temporarily from a meter located at lot 23, and must reconnect to its own meter, as soon as the water lines are approved
and dedicated to the City.
The applicant shall abandon the on-site well in accordance with the Department of Ecology standards, and any water rights transferred to the City.
Wastewater:
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 grand 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 parting funding, or the successful formation of a local improvement district.
Finding:
City sewer is available to the site of this proposal. During construction of the Willow Glen Phase I, the developer extended the sewer line along the property frontage. The developer
shall connect to the City’s STEP sewer system. A 6” PVC collector line will be required across the frontage on Middle Road, and within the development.
Finding:
There is an existing home on the site that is proposed to remain, as well as other buildings on the site that shall be removed. The existing home is served by an on site septic and
drainfield. The existing home will be connected to City sewer service after the lines are approved and dedicated to the City.
Conclusion:
City sewer service is available to the site. The developer is responsible for extending the sewer line along the entire frontage of the parcel, and within the subdivision..
Any on-site septic system and drainfields shall be abandoned to Thurston County Health Department standards.
Drainage/Stormwater:
Finding:
The completed project will increase impervious surfaces on the site and adjacent streets. Impervious surfaces create storm water runoff. Uncontrolled and untreated storm water runoff
can create health and safety hazards. YMC requires all development to comply with the Stormwater Manual for the control and treatment of 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 plat approval the City Stormwater Manual requires the developer to submit a final plan consistent with the final impervious calculations for
the site.
Finding:
Stormwater facilities require continued maintenance to ensure they remain in proper working condition.
Fire Protection:
Finding:
Fire protection is provided by the Thurston County Fire District #2. As development occurs there will be additional demands for fire service.
Police Protection:
Finding:
Police protection is provided by the City of Yelm. As development occurs there will be additional demands for police service.
Street Lighting:
Finding:
Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and home owners. Street lighting is reviewed to assure adequate lighting.
Subdivision Name and Addressing:
Finding:
The proposed project is a continuation of the existing Willow Glen Subdivision. The applicant is not proposing to change or add a new subdivision name.
Finding:
Prior to the submission final plat application, the applicant will provide the Building Department with a addressing plat map for approval.
Environmental:
Finding:
The applicant submitted a completed environmental checklist, including a traffic analysis. The applicant shall comply with the mitigation of the MDNS issued on September 27, 2002.
Mitigation includes:
The applicant shall mitigate transportation impacts based on the new p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 p.m.
peak hour trips per residential unit. The applicant will be responsible for a TFC of $757.50 per unit which is payable at time of building permit.
The applicant shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district.
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. Chapter 17.80, Landscaping, requires the applicant to provide on-site landscaping
for all development proposals.
Finding:
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 also allows fencing to meet the landscaping requirement for the perimeter of the site.
Finding:
Landscaping is required in the open space and above ground stormwater facilities.
Finding:
The applicant has submitted a preliminary landscaping plan that is acceptable with the City.
Finding:
Chapter 17.80 requires that at time of civil plan review and approval the applicant provide the Community Development Department a final landscape and irrigation plan for approval.
Conclusion and Staff Recommendation:
Chapter 16.12.170 requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant and the conditions of approval above, 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, sidewalks;
That the public use and interest will be served by the platting of such subdivision and dedications;
The subdivision is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance and the City’s Development Guidelines.
Based on the Analysis and Findings, and the Conditions of Approval above, staff recommends that the Hearing Examiner approve SUB-02-8-YL.
Stormwater
The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP’s)
are required during construction. The applicant shall compile a final storm water report along with construction drawings.
The applicant shall submit a storm water operation and maintenance plan to the Public Works Department for approval prior to final plat approval.
The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance
and repair of the stormwater facilities.
Transportation
The street design for the project is a local access residential and shall be included on civil plans. The applicant shall submit final civil plans to the Community Development Department
for review and approval.
The applicant shall be responsible for half-street improvements along the frontage of Middle Road. The frontage improvements include lane improvements, curb, planter strip, sidewalk,
landscape and storm drainage. The Crystal Springs Road street section is "neighborhood collector”. A “waiver of protest” may be signed deferring these improvements until Phase II.
Welch Street shall be shown on the face of the plat as a future street connection to the adjacent property to the north and south.
Fire
The applicant shall submit fire flow calculations for existing hydrants. All hydrants must meet minimum City standards.
The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval.
Lot Setbacks
The applicant shall submit a plat map with building envelopes to ensure all setbacks can be obtained.