Hearing Examiner Staff Report
City of Yelm
105 Yelm Avenue West
P.O. Box 947
Yelm, WA 98597
(360) 458-3244
To: Stephen Causseaux, Jr., Hearing Examiner
From: Tami Merriman, Assistant Planner
Date: May 21, 2004
Subject: Autumn Hill Phase II Subdivision, SUB-04-0036-YL
List of Exhibits:
Exhibit I Site Plan
Exhibit II Notice of Application
Exhibit III Mitigated Determination of Non-Significance and Comments
Exhibit IV Public Hearing Notice
Applicant: Landshapes Northwest, Inc.
John Lubbesmeyer
1151 E 112th Street
Tacoma, WA 98445
Agent: 2M Enterprises, LLC
15345 Sunwood Blvd. #302
Tukwila, WA 98188
Proposal: The applicant is proposing to subdivide approximately 5.94 acres into 23 single-family residential lots. The property is zoned R-4 Low Density Residential, which allows up
to 4 dwelling units per acre. The site currently has an existing home that will be situated on one of the new lots.
Location: The property is located on Vancil Road, South of Yelm Ave. E. The property is identified by Assessor’s Tax Parcel Number 22730420200.
Description of Property: The subject property is bound on the north and across the street to the east by a residential subdivision, to the south by Autumn Hill Phase I subdivision,
and to the west by a single-family residence.
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 April
2, 2004. 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, and mailed to the recipients
of the Notice of Application and SEPA Determination on May 21, 2004 and advertised in the local newspaper on May 28, 2004.
The City has performed an environmental review and issued a Mitigated Determination of Nonsignificance on April 23, 2004, with a comment deadline of May 7, 2004, and an appeal deadline
of May 14, 2004.
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.
For traffic safety, and sight distance, driveway locations on corner lots should have specific locations.
The lots within the proposed preliminary subdivision appear to contain sufficient area to meet setback and lot coverage requirements.
Adjacent Land Uses and Zoning:
The property is bordered to the north, east and south by completed residential subdivisions. The properties to the east are in Thurston County, and currently in residential use.
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)].
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 be dedicated as
open space. Chapter 14 YMC lists attributes for qualification of open space. One of the attributes listed is environmental interpretation or other education.
The applicant proposes to provide the required amount of open space, to be improved with a basketball court.
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 mitigation measure of the Environmental Determination.
Transportation and Site Access:
The City of Yelm Development Guidelines require all new developments, including subdivisions, improve street frontages to current standards. Vancil 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.
Yelm Municipal Code, Chapter 16.16.090 states; “The layout of streets shall provide for continuation of streets existing in adjoining subdivisions. When adjoining property is not subdivided,
streets in the proposed plat shall provide access to such unplatted property in accordance with the Yelm Transportation Plan.” The plat, as proposed, meets this standard by continuing
Umtanum Street SE from the Autumn Hill Phase I subdivision.
Sight distance at intersections is important for traffic and pedestrian safety. The applicant shall provide on the face of the plat, and in the Covenants and Restrictions for the development,
verbage to regulate fencing on corner lots to allow for proper sight distance.
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, Off-Street Parking and Loading, requires minimum parking ratio of two spaces per dwelling unit.
The lots within the proposed subdivision allows sufficient area for 2 parking spaces while meeting the maximum lot coverage of 75%.
Water:
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 place - 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.
There is an existing watermain located on Vancil Road. Connection to this watermain is subject to a latecomers agreement in the amount of $1,754.98. The watermain shall be extended
through the development to serve the proposed dwellings.
The proposed site would be required to connect to the City's water system. The development’s internal roadways will be required to have a water main installed to serve fire hydrants
and home services. This development will be required to connect the water system at the “dead end” street located on the south boundary and on Vancil Rd.
The existing home is currently served by a private well. The well shall be decommissioned per Department of Ecology standards. Any water rights associated with this well 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, Washington Administrative Code, 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. Any irrigation system installed
will need to have a back flow prevention device between the irrigation system and the city owned water meter. This also includes any private irrigation systems that may be located on
each home lot.
Wastewater:
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 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 place - e.g. award of a grant, a binding letter commitment for third parting
funding, or the successful formation of a local improvement district.
The existing home on this site is currently served by an onsite septic system. This system shall be abandoned per Thurston County Health Department standards, and the residence connected
to City sewer service.
There is an existing sewerline located on Vancil Road. Connection to this sewerline is subject to a latecomers agreement in the amount of $496.16. The sewerline shall be extended through
the development to serve the proposed dwellings.
Drainage/Stormwater:
The completed project will increase impervious surfaces on the site and adjacent streets. Impervious surfaces create stormwater runoff. Uncontrolled and untreated stormwater runoff
can create 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. Following preliminary plat approval the City Stormwater Manual requires the applicant to submit a final plan consistent with the final impervious calculations for
the site.
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.
Subdivision Name and Addressing:
The proposed plat name of Autumn Hill Phase II has been reserved with Thurston County. Addressing is approved by the Community Development Department prior to final plat application.
State Environmental Policy Act:
The applicant submitted a completed environmental checklist. The City performed an environmental review and issued a Mitigated Determination of Nonsignificance on April 23, 2004.
The MDNS included analysis and findings, with conditions of approval. Mitigating conditions include improvements to Vancil Road, traffic facilities charge, open space, and enter into
an agreement with Yelm Community Schools to mitigate impacts to the School District.
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.
Landscaping is required in open space and above ground stormwater facilities.
YMC Chapter 17.80 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.
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:
Corner lots shall place driveways, and direct house fronts as follows:
Lot # 1 – Driveway faces north
Lot # 8 – Driveway faces west, house fronts north
Lot #20 – Driveway faces south
Frontage improvements to Vancil Road shall be constructed per Yelm Development Guidelines “Neighborhood Collector”.
Internal streets within the subdivision will be constructed per Yelm Development Guidelines for “Local Access Residential”.
The applicant shall provide verbage on the face of the plat, and in the Covenants and Restrictions for the subdivision, fencing regulations to achieve sight distance on corner lots.
The applicant 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. Credit for the existing dwelling shall be given. The applicant will be responsible for a TFC of $757.50 per unit which is payable
at time of building permit issuance.
The applicant shall connect to the City’s water system. The water main located on Vancil Road is subject to a latecomers agreement. The latecomer fee in the amount of $1,754.98 shall
be paid prior to final plat submission. 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. The sewer line located on Vancil Road is subject to a latecomers agreement. The latecomer fee in the amount of $496.16 shall
be paid prior to final plat submission.
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 compile a final stormwater report along with construction drawings.
All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells.
The applicant shall submit a stormwater operation and maintenance plan to the Community Development Department for approval prior to final plat approval.
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.
Per the City of Yelm’s Development Guidelines, street lighting and interior 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 comply with the mitigation requirements of the MDNS issued on April 23, 2004. Mitigation includes:
Transportation Facility Charge (TFC) based on 1.01 p.m. peak hour trips per residential unit, payable at time of building permit issuance.
Frontage improvements on Vancil Road, and internal street shall connect to Umtanum Street to the south.
Open space shall be improved as required in Chapter 14.12 YMC.
School District Mitigation Agreement.
The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, 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-04-0036-YL.