Fairway Estates Short Plat ApprovalIPM.Note
Fairway Estates Short Plat Approval
Steve Harrington
Nisha Box
Steve Harrington
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=NISHAR
Fairway Estates Short Plat Approval
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=STEVEH
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=STEVEH
Nisha Box
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=NISHAR
Grant Beck; Tami Merriman; Jim Gibson; Gary Carlson; Steve Harrington
Fairway Estates Short Plat Approval
Please review the attached staff report and submit your comments to me at SPR on Wednesday 11-7-07. You will also be receiving the draft staff report for Yelm RV Boat and Mini Storage
shortly to be reviewed for SPR this week.
Thanks!
Nisha Rohila Box
Assistant Planner
City of Yelm
<mailto:nishab@ci.yelm.wa.us> nishab@ci.yelm.wa.us
<DC90029353CCCD468AA2A2858FFCD8F549013F@server1.ci.yelm.wa.us>
Fairway Estates Short Plat Approval.EML
Nisha Box
Nisha Box
11.0
07-0235 Approval
07-0235 Approval
Grant Beck
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=Grant
grantb@ci.yelm.wa.us
Grant Beck
458-8408
Community Development
Grant Beck
Grant Beck
Grant
Tami Merriman
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=Tami
tamim@ci.yelm.wa.us
Tami Merriman
458-8496
Community Development
Tami Merriman
Tami Merriman
tami
Jim Gibson
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=Gibson
jimg@ci.yelm.wa.us
Jim Gibson
458-8438
Community Development
Jim Gibson
Jim Gibson
Gibson
Gary Carlson
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=Gary
garyc@ci.yelm.wa.us
Gary Carlson
458-8407
Community Development
Gary Carlson
Gary Carlson
gary
Steve Harrington
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=Steveh
steveh@ci.yelm.wa.us
Steve Harrington
458-8423
Community Development
Steve Harrington
Steve Harrington
STEVEH
07-0235 Approval.doc
STAFF REPORT
City of Yelm
Community Development Department
Case Number: SHS-07-0235-YL
Applicant: Mustang Development, LLC
P.O Box 627
Rainier, WA 98576
Agent: Chris Merritt, Olympic Engineering
300 Dechutes Way SW Suite 315
Tumwater, WA 98501
Request: Subdivide 1.96 acres into 8 single family lots.
Recommendation: Approval, with conditions
Proposal
The applicant is proposing to subdivide approximately 1.96 acres into 8 single-family residential lots. The property is zoned Low Density Residential (R-4), which allows for residential
development not to exceed 4 dwelling units per acre.
Property Characteristics
The property is located at 15050 Longmire Street SE, Yelm, WA 98597. The property is currently identified by Assessor Tax Parcel Number 21724420503.
The property has been used for residential purposes. The surrounding properties are zoned residential with existing and proposed residential uses. The existing house and associated
out buildings are to be demolished. Olympic Region Clean Air Authority (ORCAA) approval is required for demolition of the existing mobile home and the associated out buildings.
Notice of Application
Notice of this application was mailed to state and local agencies, and property owners within 300 feet of the project site on June 27, 207.
State Environmental Policy Act
This short subdivision is exempt from SEPA environmental review under Section 197-11-800(6)(a) WAC.
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 sewer lines currently located in Longmire Street. Improvements required to serve the project
will be specifically identified during civil plan review and will have to be installed by the developer and approved by the City prior to final subdivision 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.
The project is within Yelm’s water service area. The developer will be required to connect to existing water lines located in Longmire Street. Improvements required to serve the proposal,
including providing fire flows and potable water, will be specifically identified during civil plan review and will have to be installed by the developer and approved by the City before
final subdivision approval. This satisfies the requirement for concurrency with water infrastructure.
Concurrency with transportation infrastructure is achieved pursuant to Section 15.40.020 (B)(5) YMC when 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.
Frontage improvements along Longmire Street are complete. The developer of the Tahoma Terra Subdivision is required to provide restoration of the planter strip located on Longmire Street
between the Tahoma Terra Master Planned Community and Yelm Avenue West (SR 510) with drought tolerant shrubs, a weed barrier and landscape material.
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(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. 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 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.
Lots Size and Setbacks
The Yelm Zoning Code does not establish minimum or maximum lot sizes, although it does require standard setbacks which create a building envelope.
Standard yard setbacks of 15 feet from the front property line adjacent to local access road with a minimum 20 foot driveway approach, minimum of 5 feet from side property lines with
a minimum total of 12 feet, 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 correctly identifies and shows the required setbacks and each lot with sufficient area to
construct a single family dwelling.
Adjacent Land Uses and Zoning
The site and its bordering properties are zoned R-4 Low Density Residential. The properties to the north and east have been approved to be developed as residential subdivisions. The
properties to the west and south are currently being occupied by individual residences. The plat, as proposed to be conditioned meets City of Yelm development requirements, and is a
compatible use with surrounding properties.
The area proposed as Tract C is subject to a boundary line dispute and is set aside in anticipation of dedication to the adjacent property owner. Tract C is not to be dedicated as Open
Space with the understanding that the boundary dispute is projected in favor of the adjacent property owner. The existing well located within Tract C currently serves the adjacent property
to the west. The Rules and Regulations of the Thurston County Board of Health Governing Water Supplies provides guidance for wellhead protection, assuring that there is no contamination
source within a 100-feet radius of a wellhead.
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 at Section 16.16.270 YMC requires a minimum of five percent of the gross land area to be dedicated as qualified open space according to the provisions of Chapter
14.12 YMC, which indicates that open spaces be either: environmental interpretation; parks or athletic fields; off-road footpaths or bicycle trails; or any other use found by the City
to further the purposes of the Parks Chapter of the Municipal Code.
Tracts A on the preliminary site plan is proposed as ‘open space’. The proposed project meets the five percent open space requirement by providing 4,470 square feet of open space which
includes a barbeque, bench and basketball court. The final plat shall clarify the open space tract by labeling the tract as ‘open space’.
The final landscaping plan should include plans to create a neighborhood park within the open space tract which include a mix of elements typically found in an improved park area such
as play equipment, athletic courts, and picnic facilities.
Sewer System
The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area. There is an existing 4 inch sewer main located in Longmire Street. The proposed
project will be required to connect to the City’s sewer system and the projects internal roadways will be required to have a sewer main installed to serve the subdivision.
The current fee to connect to the City sewer system is $5,569.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). This fee is subject
to change, and is determined at the time of connection.
Any existing on-site sewage disposal system(s) shall be abandoned per Thurston County Health Department standards.
This parcel has a sewer latecomer’s agreement recorded against the property. The fee is $5,861.22 and will need to be paid prior to issuance of construction approval.
Water System
The City’s Water Comprehensive Plan identifies the property as being within the water service area. There is an existing 10 inch water main located in Longmire Street. The proposed
project will be required to connect to the City’s water system and the projects internal roadways will be required to have a water main installed to serve the subdivision.
The current fee to connect to the City water system is $1,500.00 per Equivalent Residential Unit (900 cubic feet of water consumption per month). This fee is subject to change, and
is determined at the time of connection.
This parcel has a water latecomer’s agreement recorded against the property. The fee is $9,104.37 and will need to be paid prior to issuance of construction approval.
The existing well located within proposed lot 6 must be decommissioned pursuant to Department of Ecology standards and any water rights associated with the well shall be dedicated to
the City of Yelm. There is also an existing well located on proposed Tract C which serves the adjacent residence to the west located at 15030 Longmire Street SE. The owner of the existing
residence at 15030 Longmire Street SE wishes to retain her use of this well.
The Rules and Regulations of the Thurston County Board of Health Governing Water Supplies provides guidance for wellhead protection, assuring that there is no contamination source within
a 100-feet radius of a wellhead. In order to protect the wellhead of the adjoining property to the west, a protective wellhead covenant shall be created and recorded to assure protection
for the existing well. This wellhead protection radius shall be illustrated on the final plat.
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 homeland security measures.
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.
Longmire Street 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. The developer of the Tahoma Terra Subdivision is required to provide restoration of the planter strip located on Longmire
Street between the Tahoma Terra Master Planned Community and Yelm Avenue West (SR 510) with drought tolerant shrubs, a weed barrier and landscape material.
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. In this instance, it is not possible to create future street connections due to proposed residential
lots located to the north and the east and the adjacent property owner residing to the west.
Parking
Chapter 17.72 YMC requires minimum parking ratio of two spaces per dwelling unit, which is typically met in subdivisions through a standard width driveway with a 20 foot approach. On-street
parking is allowed on both sides of local access residential streets.
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 stormwater.
Stormwater facilities require continued maintenance to ensure they remain in proper working condition. The stormwater facilities shall be located in a separate tract at final plat,
and a four foot black or green vinyl coated chain link fence around the ponds is required. All stormwater facilities shall be located at least 10-feet from any property line.
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.
Short Plat Name and Addressing
A Short Subdivision name must be reserved with the Thurston County Auditor’s Office prior to submitting for civil engineering plan approval.
Addressing and street naming within the short subdivision will be assigned by the Community Development Department prior to civil engineering plan 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. A type II landscape buffer is required along the perimeter of the site.
The conceptual landscape plan shows the proposed Type II landscaping along the west side incorrectly. Upon dedication of Tract C to the adjacent property owner to the west, the fence
shall be proposed to be located at the back of lots 1 through 3 and Tracts A and B. Type II landscaping is also shown along the east property line. The final landscape plan shall include
the Type II landscaping along all property lines.
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. The minimum width for Type III landscaping shall be six-feet, a four-foot width may be used through parking area pedestrian walks where accent trees are used.
Type III landscaping is complete along the frontage of Longmire Street, but is required along all internal street frontages. The developer of the Tahoma Terra Subdivision is required
to provide restoration of the planter strip located on Longmire Street between the Tahoma Terra Master Planned Community and Yelm Avenue West (SR 510) with drought tolerant shrubs, a
weed barrier and landscape material.
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 within Tract B.
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.
Critical Areas
All of Yelm is considered a critical aquifer recharge area, and existing development regulations address the potential impacts to this critical area. The primary regulation for protecting
the aquifer is the requirement for collection, treatment, and infiltration of stormwater from a project site.
Yelm’s critical areas maps indicate that the property is located outside of wetlands and flood zones, and high groundwater areas.
Staff Recommendation
Section 16.12.170 YMC requires written findings prior to a decision on a preliminary short subdivision.
The applicant has established that the proposed short 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 short subdivision of the property, if conditioned as recommended in this report.
The short subdivision, if conditioned as recommended in this report, 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.
Each dwelling within the short subdivision shall connect to the City S.T.E.P. sewer system. The existing sewer main is located on Longmire Street The connection fee and inspection
fee will be established at the time of building permit issuance
This parcel has a sewer latecomer’s agreement recorded against the property. The fee is $5,861.22 and will need to be paid prior to issuance of construction approval.
Each dwelling unit with the short subdivision shall connect to the City water system. The existing water main is located on Longmire Street. The connection fee and meter fee will be
established at the time of building permit issuance. All conditions for cross connection control shall be met, as required in Section 246-290-490 WAC.
This parcel has a water latecomer’s agreement recorded against the property. The fee is $9,104.37 and will need to be paid prior to issuance of construction approval.
The developer shall provide and record a “protective well covenant” meeting the standards of the Thurston County Health Department restricting any contaminant sources within the 100-foot
well radius of the well located on the property to the west of this site.
The proponent 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. A TFC of $757.50 per dwelling unit is due and payable at time of building permit issuance. Credit should be given for the dwelling
unit to be removed.
Olympic Region Clean Air Authority (ORCAA) approval is required for demolition of the existing home and the associated out buildings.
Prior to construction, civil engineering plans shall be submitted to the Community Development Department for review and approval. Civil plans submission shall be consistent with the
requirements of the Yelm Development Guidelines and shall include details on all required infrastructure.
The civil engineering plans shall include a fire hydrant plan consistent with the Yelm Development Regulations which includes the proposed location of all hydrants and service lines
and fire flow calculations for all existing and proposed hydrants. 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 required hydrant locks.
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. Type III landscaping is required along all internal street frontages. Type V landscaping shall be displayed within all stormwater retention/detention facilities. The applicant
shall submit a final landscape and irrigation plan at the time of civil plan submission.
Pursuant to the requirements of Chapter 15.40 YMC, the following requirements must be met for concurrency purposes:
The builder of any structure within the subdivision 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 proponent shall provide at least 5% of total acreage as qualified open space
The civil engineering plans shall include plans for the collection, treatment, and infiltration of stormwater 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 include an operation and maintenance plan. The stormwater system shall be held in common by the Homeowners Association and the Homeowners Agreement shall include
provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. All roof drain runoff shall be infiltrated on each lot utilizing
individual drywells.
Street lighting is required. The Applicant shall contact City of Yelm and Intolight to provide a lighting design plan for review and approval.
Prior to the approval of civil engineering plans, the applicant will provide the Community Development Department an addressing map for approval.
Prior to the submission of final plat application, a short subdivision name must be reserved with the Thurston County Auditor’s Office.
The applicant shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the 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.
The request for preliminary approval is hereby granted subject to the conditions contained in the conclusions above.
Prepared this 5th day of November 2007 by
_________________________
Nisha R. Box, Assistant Planner
APPROVED this 5th day of November 2007 by
Grant Beck, Director of Community Development
Site Plan Review Committee
City of Yelm
Staff Report Page 11 of 11
.doc
07-023~1.DOC
07-0235 Approval.doc