05-0770 HE Staff ReportCity of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Case Number: PRD-05-0770-YL & SHO-05-0771-YL
Applicant: Jack Long
111 5t" Street N E
Auburn, WA 98002
Agent: Petra Engineering, LLC
535 Dock Street- Ste. 213
Tacoma, WA 98402
Request: Develop 4.15 acres into 29 units for a multifamily planned
residential development.
Recommendation: Approval with conditions
Exhibit I: Site plan & Project related documents on disk
Exhibit II: Notice of Application
Exhibit III: Mitigated Determination of Non-Significance & Comment Letters
Exhibit IV: Public Hearing Notice
Proposal
The applicant is proposing a binding site plan and planned residential development to
construct 29 multi-family dwelling units on approximately 4.15 acres of land. The
binding site plan will allow units to be sold as condominiums. The project site consists
of two parcels. A Boundary Line Adjustment has been submitted which will separate
the west and east portion of the property where Yelm Creek crosses through the
property creating two separate parcels. Yelm Creek bisects the property providing
separation of the parcel through the successful completion of the boundary line
adjustment. A portion of the development will occur to the west of Yelm Creek which is
zoned R-6 Low Density Residential which allows for up to 6 units per acre. The majority
of the development will occur on the property to the south which is also zoned R-6.
Property Characteristics
The property is located on the east side of Edwards Street/ Crystal Springs Road. The
property is identified by Assessor's Tax Parcel numbers 22719240300 and
22719240600.
The property to the north and south is zoned R-6 Low Density Residential and is
residential in character. The area across Crystal Springs Road to the west is in
Thurston County and is zoned Rural Residential 1 /5 and is rural residential in character.
The area to the east of the property is zoned I Industrial and has previously been used
for industrial purposes.
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 November 20, 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, and mailed to the recipients of the Notice of Application and SEPA Determination
on May 30, 2007.
Notice of the date and time of the public hearing was published in the Nisqually Valley
News in the legal notice section on June 1, 2007
The Site Plan Review Committee has considered the application for the above
referenced project, and finds that as conditioned below, the proposed project is
consistent with the Yelm Comprehensive Plan, the Shoreline Master Program for the
Thurston Region, and all applicable City policies and development standards.
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 March 27, 2007. 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 applicant shall obtain all required State and Federal permits for the proposed
Storm Water Detention facility with release of treated Storm Water to Yelm
Creek.
/ Civil engineering plans shall include temporary erosion control systems to be
approved by the City of Yelm.
/ The applicant shall provide illustration in the form of a written report
demonstrating that the requested modifications proposed in the Hydrogeological
Assessment addressing the high ground water flood hazard areas will not direct
the high ground water in a way which could potentially have an adverse affect to
neighboring properties.
PRD-05-0770-YL Page 2 of 17
/ The developer shall raise existing underground utilities which are located within
an easement located near the north property line of the project site to a depth
approved by the City Engineer and the Public Works department.
/ Prior to final approval, the developer shall remove existing riprap crossing Yelm
Creek and replace it with smaller stones such as gravel to prevent erosion to the
reuse water pipeline located beneath the existing riprap.
/ The developer shall provide at least 20% of total acreage as qualified open
space, to include a minimum of a 50 foot buffer from the creek and associated
wetlands. This area shall be signed to protect the shoreline environment, and
shall provide public access to the Shoreline.
/ The developer shall enter into an agreement with Yelm Community Schools to
mitigate project impacts to the School District.
Critical Areas and Resource Lands
As identified in Section 14.08.010 YMC, the regulations of the Critical Areas Code are
intended to protect critical areas in accordance with the Growth Management Act and
through the application of the best available science, to maintain healthy, functioning
ecosystems through the protection of unique, fragile, and valuable elements of the
environment, including ground and surface waters, wetlands, and fish and wildlife and
their habitats, and to conserve the biodiversity of plant and animal species.
Riparian Buffer
The applicant is required to keep all construction outside of the 150 foot Riparian
Habitat buffer of the creek pursuant to Section 14.08.140(D)(2) YMC.
Section 14.08.140(D)(2)(d) allows buffer averaging when the reduction will not reduce
stream or habitat functions, the proposal will provide additional habitat protection, the
total area contained in the riparian habitat areas of each stream is not decreased, the
area is not reduced by more than twenty-five percent (25%) in any one location, and the
width reduction will not be located within another critical area or associated buffer..
The proposal creates residential lots which encroach into the 150 foot buffer, although
buffer averaging throughout the site is provided, with no structures proposed to be
located within the 150 foot Riparian Buffer. The project is providing a sufficient amount
of undisturbed Shoreline Designation and 150 foot Riparian Habitat Area by providing a
proposed park and accessible open space to the north and leaving the area to the east
of the building site in its natural state. This in turn promotes the retention of existing
vegetation while having minimal affects to wetland and habitat functions.
The Site Plan Review Committee believes that buffer averaging is appropriate, as
proposed by the applicant.
PRD-05-0770-YL Page 3 of 17
Wetlands
The City's wetlands maps (based on the National Wetlands Inventory Maps) indicate
that there are wetlands present on the site, although the Wetland Verification Report
prepared by GeoEngineers Inc. found that the existing vegetation on site was not
indicative of vegetation associated with wetland features. Based on this special report,
the property is not encumbered by any wetlands or associated buffers.
Flood Zone
Section 14.08.120 YMC states that fill and grading within the floodplain shall only occur
after a determination that the fill or grading will not block side channels, inhibit channel
migration, increase the base flood elevation, or be within a channel migration zone. All
new divisions of land, including subdivisions, short subdivisions, boundary line
adjustments, binding site plans, and master planned communities shall not create any
building lot for commercial or residential purposes with any portion within the floodplain.
The Critical Areas Code also requires all floodplain areas be dedicated as open space.
The floodplain boundary on the preliminary site plan is based on an elevation survey by
the applicant and differs from the boundary as mapped by FEMA on the Flood
Insurance Rate Map.
The preliminary site plan shows that a portion of unit 29 is within the flood zone, as
mapped by the applicant, and it appears that up to 4 units fall within the 100 year
floodplain as shown on the FIRM maps.
Prior to construction on the property, a Letter of Map Amendment (COMA) will be
required in order to adopt the applicant's surveyed floodplain boundary. A COMA is a
procedure in which FEMA reviews technical data submitted by the property owner who
believes a property or structure was incorrectly included in a designated flood hazard
area.
No building or portion of a building should be allowed within the 100 year floodplain, as
identified on the FIRM maps or as changed by a Letter of Map Amendment.
The MDNS requires the applicant to provide an erosion control plan to protect the flood
zone. The creek and its associated flood zone will be left undisturbed and in their
natural state. The proposed residential lots and stormwater retention area will be
located outside of the flood zone.
The Yelm Creek Comprehensive Flood Management Plan discusses the restoration of
the section of the creek located on the east side of the proposed project. The
restoration process includes the removal of the existing riprap covering the reuse water
pipeline crossing downstream which is larger than necessary to protect the pipe from
erosion. The riprap channel lining is creating very poor stream habitat in this stretch,
PRD-05-0770-YL Page 4 of 17
therefore, the project will be required to provide a much thinner covering and smaller
diameter of stone which would be sufficient to protect the pipeline from erosion.
The Washington Department of Ecology has commented on the fill methods that have
been proposed in the hydrogeologic report adjacent to the flood plain associated with
Yelm Creek. They have requested that the applicant provide demonstration that the
landfilling is consistent with the Shoreline Master Program Landfill section which states
that prior to issuance of any permit for landfilling in or along a stream, it must be
demonstrated that the fill will not cause any detrimental change in flood elevations, or
restrict stream flow or velocity. No fill which adversely affects the capability of a stream
to carry 100-year flood flows will be allowed.
In addition, due to regional flooding concerns within both the City of Yelm and adjacent
un-incorporated areas, DOE also encouraged the City to request an analysis of
potential impacts to flooding downstream of the proposed project as well as an analysis
of downstream culverts to ensure the flood carrying capacity of Yelm Creek will not be
diminished. Department of Ecology comments have been addressed through the
MDNS condition which requires the applicant to provide illustration in the form of a
written report demonstrating that the requested modifications proposed in the
Hydrogeological Assessment addressing the high ground water flood hazard areas will
not direct the high ground water in a way which could potentially have an adverse affect
to neighboring properties.
Critical Aquifer Recharge Areas
Critical aquifer recharge areas are those areas with a critical recharging effect on
aquifers used for potable water as defined by Section 365-190-030(2) WAC. A critical
aquifer recharge area has prevailing geologic conditions associated with infiltration rates
that create a high potential for contamination of ground water resources or contribute
significantly to the replenishment of ground water. The entire city of Yelm and its urban
growth area is identified as a highly susceptible critical aquifer recharge area.
The preliminary stormwater plan has been designed in accordance with the 1992 DOE
manual and assures that stormwater will be treated prior to being discharged. A
NPDES permit will also be required and must be applied for with the Department of
Ecology when a stormwater facility discharges directly to a surface water of the state
such as Yelm Creek.
Hiah Ground Water
No development shall locate within 50 feet, measured on a horizontal plane, from the
outer edge of the high ground water hazard area or extending to a ground elevation two
feet above the base flood elevation, whichever is less. The bottom of any infiltration
facility for stormwater discharge shall be located at least 6 feet above the base flood
elevation. The proposed Geological/Geotechnical Assessment submitted did not
account for the varying groundwater conditions and soil moisture contents that result
PRD-05-0770-YL Page 5 of 17
from changes in the season and precipitation levels. The applicant was required to
provide a Hydrogeologic report prepared by a licensed Hydrologist illustrating that the
bottom of the infiltration pond will be six feet above the currently existing high
groundwater levels resulting from the most recent period of prolonged precipitation.
The Hydrogeologic report submitted by the applicant states that several feet of fill will be
placed to raise the overall grade in the building area to reduce the adverse impacts from
the high groundwater hazard. As a result, the applicant was required to submit an
additional report demonstrating that the requested modifications proposed in the
Hydrogeological Assessment addressing the high ground water flood hazard areas will
not direct the high ground water in a way which could potentially have an adverse affect
to neighboring properties. The applicant shall submit to the approval authority
hydrologic and hydrogeologic studies as necessary to delineate the high ground water
flood hazard area and the base flood elevation.
SHORELINE MASTER PROGRAM:
In accordance with the Shoreline Management Act of 1971, the management of
Shorelines of Statewide Significance shall be given preferences to uses, in the following
order of priority, which:
1. Recognize and protect the state-wide interest over local interest;
2. Preserve the natural character of the shoreline;
3. Result in long-term over short-term benefit;
4. Protect the resources and ecology of the shoreline;
5. Increase public access to publicly-owned areas of the shorelines;
6. Increase recreational opportunities for the public on the shoreline;
7. Protect life and property from hazards of flood; and
8. Provide for any other element as defined in RCW 90.58.100 deemed
appropriate or necessary.
Yelm Creek is listed as a shoreline of the state. Development within 200-feet of a
shoreline of the state requires issuance of a shoreline substantial development permit,
after a public hearing before the City of Yelm Hearing Examiner who shall issue a
decision and recommendation for the shoreline substantial development permit.
The shoreline designation of the site is Rural. Residential densities in this environment
shall not exceed two dwellings per acre, regardless of housing type. The conceptual
site plan indicates that 7 dwelling units are proposed within the shoreline jurisdictional
area consisting of approximately 2.41. The allowed density on a 2.41 acre shoreline
parcel would be 5 units (2.41 acres * 2 units per acre = 4.82 units, rounded up pursuant
to the definition of density found in the Yelm Zoning Code). As two of the units within
the shoreline will have to be removed for other site planning reasons, the proposal
meets the shoreline density standards.
PRD-05-0770-YL Page 6 of 17
The erosion control plan will assure protection of the creek, wetlands, and flood zone.
The applicant shall provide an erosion control plan to assure no disturbance to this
area. The undisturbed buffer area effectively protects the creek and its associated
wetlands. A NPDES stormwater permit is required and must be obtained before the
start of any construction activities per Department of Ecology SEPA review comments.
At this time, there is no public recreation for Yelm Creek, other than a park located on
First Street in the center of town. It is the goal of the developer to leave Yelm Creek in
its natural state and provide spark/ open space area in the northwest portion of the
property, outside of the shoreline jurisdiction area.
Public access to shorelines shall be permitted only in a manner which preserves or
enhances the characteristics of the shoreline which existed prior to establishment of
public access. Yelm Creek meanders along the eastern portion of this property. The
applicant is providing a 6 foot gravel path located to the east of the building envelope
furthest to the north which provides access to the park/ open space area and proposes
to leave the shoreline undisturbed. The applicant will be required to dedicate a 20 foot
easement to the City of Yelm to access the Shoreline area for any City or State
sponsored projects that might result in creek and flood protection enhancement.
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.
The project is within the sewer service area. The developer will be required to connect
to the sewer main located in Crystal Springs Road. Improvements required to serve the
project will be specifically identified during civil plan review and shall be installed by the
developer and approved by the City prior to final approval. This satisfies the
requirement for concurrency with sewer infrastructure.
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.
PRD-05-0770-YL Page 7 of 17
The project is within Yelm's water service area. The developer will be required to
connect to the existing water line in Crystal Springs Road. Improvements required to
serve the proposal, including providing fire flows and potable water, will be specifically
identified during civil plan review and shall be installed by the developer and approved
by the City before final approval. This satisfies the requirement for concurrency with
water infrastructure.
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.
The developer has indicated that frontage improvements along Crystal Springs Road
will be installed to the City's adopted Neighborhood Collector standards. Internal
streets will be constructed to adopted Local Access Residential standards while
allowing for deviations under the Planned Residential Development regulations. Finally,
Traffic Facility Charges are applied at the time of building permit issuance. These
conditions satisfy the requirement for concurrency with transportation infrastructure.
Fire concurrency is achieved pursuant to Section 15.40.020(6)(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. This fee is applied at the time of building
permit issuance and satisfies the requirement for concurrency with fire system
improvements.
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.
The developer shall enter into an agreement with Yelm Community Schools to mitigate
project impacts to the School Districts as required through the SEPA determination
process with the City of Yelm. This agreement satisfies the requirement for
concurrency with school infrastructure.
PRD-05-0770-YL Page 8 of 17
Lots Size and Setbacks
Pursuant to Chapter 17.60 YMC, in no case shall the setbacks within a planned
residential development be less than 20 feet. Lots adjacent to the west and south
property lines within the proposed planned residential development appear to be only
10 feet from the property lines. This required setback can be met if three units (6, 18,
and 29) are eliminated from the proposed development, allowing the remaining units to
be moved 10 feet further from property lines.
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 twenty percent of the gross area of
a Planned Residential Development be dedicated as usable open space. Appropriate
uses of dedicated open space include:
/ Environmental interpretation or education
/ Parks, tot lots, recreation lands, or athletic fields
/ Footpaths or bicycle trails
Three hundred square feet private, usable open space having a minimum of 15 feet in
depth shall be provided for each ground level dwelling unit PRD. Such private open
space is to serve as a buffer between dwelling units and common open space.
No more than five percent of any dedicated open spaces may be impermeable surfaces
and open space must be sited so as to be suitable for its intended purpose and at least
75% of the open space must be assessable to either the general public or all residents
of the associated development. Open space shall be dedicated at the time of final
approval.
The property is bordered to the east by Yelm Creek and its associated wetlands and
flood plain. The applicant is also proposing to dedicate the shoreline jurisdiction area
and flood zone area as part the open space requirement.
Preserving the shoreline with the 150 foot Habitat Buffer, as modified by buffer
averaging, will protect this area, as well as meet the open space requirement.
PRD-05-0770-YL Page 9 of 17
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.
Transportation and Site Access
The City of Yelm Development Guidelines and the concurrency requirements of Chapter
15.24 YMC require all new developments to improve street frontages to current City
standards. Crystal Springs 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.
Internal streets within the project are private and do not require to be constructed to the
City's Local Access Residential standards. The project proposes internal streets
consisting of two 10 foot drive lanes totaling 20 feet wide internal roadways. The
proposed internal roadways must meet standards for fire department access including
width and turn radii.
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. Amulti-family home generates .60 p.m. peak hour
trips per unit. The Transportation Facility Charge per unit is $450.00 and payable at
time of building permit issuance.
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 proposal cannot provide for connecting streets because of the location of the
shoreline jurisdiction area to the north and east and the existing property to the south is
zoned industrial which does not require a future street connection.
The existing access for the private road into the site is not pedestrian oriented. To
complete the required frontage improvements, a sidewalk shall be extended across the
easement access to promote safe pedestrian circulation.
PRD-05-0770-YL Page 10 of 17
Parking
Chapter 17.72 YMC requires minimum parking ratio of two spaces per dwelling unit,
which is typically met by providing a standard driveway. On-street parking is allowed on
both sides of local access residential streets. Planned Residential Developments allow
for deviations to typical street standards and the applicant is proposing street widths
that are less than those required for local access residential streets but is still providing
for some on-street parking. Each unit has a single car garage and a driveway approach
sufficient for parking a second car. The Site Plan Review Committee believes that off-
site parking for guests of unit owners in the ratio of one parking space for every two
units will provide sufficient parking for the proposed development.
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).
Multi-family dwelling units may qualify for a reduced rate of $1,125 per ERU based on
.75 percent of the regular rate per ERU for water connection which is payable at
building permit issuance. This Fee is subject to change.
There is an existing 10" water main located in Edwards Street/Crystal Springs Road.
This project will be required to connect and to extend an 8" water main along all new
proposed roadways within the development to serve fire hydrants and individual
services. The minimum water main size serving a fire hydrant shall be 8" in diameter.
The Public Works Department has requested that the project be served by a single
master water meter owned by the Condominium Association. This is standard for multi-
family developments in Yelm. The meter should be installed in the right of way along
Crystal Springs Road. The developer may choose to install deduct meters within the
private portion of the water system to assign costs to individual units.
Any existing wells on the property must be decommissioned pursuant to standards
established by the Washington Department of Ecology and any water rights associated
with these wells shall be dedicated to the City of Yelm.
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.
The 2002 City of Yelm Water Comprehensive Plan identifies 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.
PRD-05-0770-YL Page 11 of 17
Sewer System
The City's Sewer Comprehensive Plan identifies the property as being within the sewer
service area.
Sewer connections are based on a consumption rate of 900 cubic feet a month and are
charged at a rate of $5,725 per connection inside city limits. Multi-family dwelling units
may qualify for a reduced rate of $4293.75 per ERU based on .75 percent of the regular
sewer connection fee which must be paid prior to final approval.
Each unit would be charged for one connection. An inspection fee of $145.00 per a
STEP sewer system will also be required. These fees are subject to change and are
payable at building permit issuance.
The proposed site is currently located in the City of Yelm's STEP sewer service area.
There is an existing sewer main located on the south property line of parcel
22719240300 and the frontage of Crystal Springs Road. This project will be required to
install sewer main along all new proposed roadways within the development. The
proposed sewer main sizes will be reviewed during civil plan review.
Multi-family developments are required to install common S.T.E.P. tanks rather than a
tank for each unit. The location and size of the step tanks will be determined during the
civil engineering review of the construction drawings. Tank sizing and number of tanks
will be based on the final site plan and how many dwelling units are ultimately proposed
and approved. Each step tank will be required to have it own controller, access to hose
bib and a power source that will be connected to a power meter that is paid for by the
homeowner or condominium association.
Any existing on-site sewage disposal systems must be abandoned per Thurston County
Health Department standards.
Existing Utilities
The proposal would place fill over the existing underground utilities located within an
easement along the northern property line will be of the project site to a depth that
would adversely impact the maintenance of these utilities. These water, sewer, and
reclaimed water lines will need to be raised by the developer during construction to a
depth approved by the Public Works Department.
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.
PRD-05-0770-YL Page 12 of 17
The applicant has submitted a preliminary stormwater report which includes a
conceptual design for the treatment and infiltration of the stormwater. The Community
Development Department has reviewed this report and find that stormwater from the
site can be managed appropriately. stormwater facilities require continued
maintenance to ensure they remain in proper working condition.
The stormwater facility is required to be located outside the 150' creek buffer and 100
year flood plain. When a stormwater facility discharges directly to a surface water of the
state a NPDES permit will be required and must be applied for with the Department of
Ecology. This permit must be approved by Department of Ecology before construction
can begin onsite. The NPDES permit may have additional requirements for treatment
and discharge of site stormwater.
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 and will be required for all internal roadways and along the
frontage of Crystal Springs Road.
Project Name and Addressing
A name for the Planned Residential Development must be reserved with the Thurston
County Auditor's Office prior to submitting for final approval.
Addressing and street naming within the project will be assigned by the Community
Development Department prior to application for final 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.
Type II landscaping is intended to provide visual separation of uses from streets, and
visual separation of compatible uses so as to soften the appearance of streets, parking
areas and building elevation. It is used around the perimeter of a site with a minimum
planting area of eight-feet in width, although for a residential subdivision a solid wood
fence may be used for perimeter landscaping.
The conceptual landscape plan does not display Type II landscaping. The final
landscape plan at civil plan submittal shall reflect Type II landscaping as required. Type
II landscaping on the south property line shall consist of an 8 foot planter strip in
addition to a 6' fence. Type II landscaping is not required on the east property line
PRD-05-0770-YL Page 13 of 17
which falls within the shoreline jurisdiction area. The shoreline jurisdiction area is to
remain in its natural state.
Type III landscaping is intended to provide visual relief where clear sight is desired. This
type is utilized along pedestrian corridors and walks for separation of pedestrians from
streets and parking areas. This includes planter strips with grass and street trees.
A type III landscape buffer is required with frontage improvements along Crystal Springs
Road as well as new internal streets. The conceptual landscaping plan correctly shows
proposed type III landscaping in required areas.
Type V landscaping to provide visual relief in stormwater retention/detention areas with
vegetation that is suitable and will thrive in hydric soils. The conceptual landscape plan
correctly shows the proposed Type V landscaping as required.
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
approval.
The applicant has established that the proposed Planned Residential Development, as
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.
The public use and interest will be served by the development of the property, as
conditioned.
The project, as 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 approval of the Planned
Residential Development with the following conditions:
PRD-05-0770-YL Page 14 of 17
1. The conditions of the Mitigated Determination of Non-significance are hereby
referenced and are considered conditions of this approval.
2. No structures shall be constructed within the 100 year floodplain as shown on the
FEMA Flood Insurance Rate Maps as published or as amended through a Letter
of Map Amendment.
3. Preliminary approval of this Planned Residential Development is subject to
recording of the Boundary Line Adjustment.
4. Each dwelling within the project 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. Tank sizing and number of tanks will be based on the final site
plan and how many dwelling units are ultimately proposed and approved. Each
step tank will be required to have it own controller, access to hose bib and a
power source that will be connected to a power meter that is paid for by the
homeowner or condominium association.
5. All dwelling units within the project shall connect to the City water system. The
connection fee and meter fee will be established at the time of building permit
issuance. All requirements for cross connection control as required in Section
246-290-490 WAC shall be met by the applicant. A master water meter shall
serve the entire project, and shall be located in the right-of-way of Crystal
Springs Road.
6. As required by Chapter 17.60 YMC, in no case shall the setbacks within the
planned residential development be less than 20 feet from exterior property lines.
The civil plans shall include a revised site plan illustrating how the 20 foot
setback requirement for a Planned Residential Development has been met, most
likely through the elimination of units 6, 18, and 29 and relocating buildings into
the spaces occupied by those units.
7 The Shoreline Jurisdiction area shall be dedicated as qualified open space,
including an easement benefiting the City of Yelm for creek restoration. This
area shall be signed to protect the shoreline environment, and shall provide
public access to the shoreline with a pedestrian pathway. The pathway shall be
ADA compliant to provide a 5-foot asphalt surface, with slopes meeting ADA
regulations. The proposed pathway shall be shown on civil plans.
The developer shall provide a minimum of twenty percent of the gross area of a
Planned Residential Development be dedicated as usable open space. Three
hundred square feet of private, usable open space having a minimum of 15 feet
in depth shall be provided for each ground level dwelling unit within the Planned
Residential Development. Such private open space is to serve as a buffer
between dwelling units and common open space.
PRD-05-0770-YL Page 15 of 17
8. In addition to providing two parking spaces per dwelling unit, the applicant shall
provide a minimum of one additional parking space for every two units.
9. The civil engineering plans shall include plans for the collection, treatment, and
infiltration of stromwater 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 system
shall be held in common by the Condominium Association and the 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 dwelling utilizing individual drywells.
10. 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 site plan approval. The applicant shall submit fire flow calculations for all
existing and proposed hydrants. All hydrants must meet minimum City
standards, including the purchase of hydrant locks for all new fire hydrants.
11. Street lighting and interior street lighting will be required. Civil plan submittal shall
include a lighting design plan for review and approval.
12. Pursuant to the requirements of Chapter 15.40 YMC, the builder of any structure
within the development shall pay a fire protection impact fee pursuant to Section
15.40.020(8)(6) YMC. The impact fee for 2007 is $0.216 per square foot of new
development, and is payable at building permit issuance (fee subject to change).
13. Prior to final plat application, a project name must be reserved with the Thurston
County Auditor's Office.
14. The civil engineering plans shall include a detailed final landscape plan that
identifies types II, III, and V landscaping. Type II landscaping is required around
the perimeter of the site with the exception of the shoreline jurisdictional area
along the east property line. Type II landscaping on the south property line shall
consist of an 8 foot planter strip in addition to a 6 foot fence. A type III landscape
buffer shall be identified along the property frontage of Crystal Springs Road as
well as new internal streets. Type III landscaping on Crystal Springs Road shall
include drought tolerant shrubs and bark instead of grass. Type V landscaping
shall be displayed within all stormwater retention/detention facilities. All planting
strips and required landscaping located in Crystal Springs Road shall be served
by an irrigation system with a separate water meter and an approved backflow
prevention device. The applicant shall submit a final landscape and irrigation
plan at the time of civil plan submission.
15. The applicant shall provide a performance assurance device in order to provide
for maintenance of the required landscaping until the tenant or homeowners'
PRD-05-0770-YL Page 16 of 17
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.
C:nnr_I~ ~cinn•
The proposed project is consistent with the Shoreline Master Program provisions for
allowable activities in areas designated as rural.
The use is consistent with the policy of RCW 90.58.020 which states:
"the policy of the state is to provide for the management of the shoreline by planning for
and fostering all reasonable and appropriate uses".
The policy is designed to ensure the development of shorelines in a manner which
allows for limited reduction of rights of the public which promoting and enhancing public
interest. The policy contemplates protecting against adverse effects to the public
health, the land and its vegetation and wildlife, and the waters of the state and their
aquatic life, while protecting generally public rights of navigation and corollary rights
incidental thereto.
Based on the Analysis and Conditions of Approval above, staff recommends that the
Hearing Examiner approve SHO-05-0771-YL and PRD-05-0770-YL.
PRD-05-0770-YL Page 17 of 17