Loading...
HE Staff Report STAFF REPORT City of Yelm Community Development Department Case Number: SUB-05-0601-YL Applicant: Denny Balascio Yelm Property Development P.O. Box 2950 Yelm, WA 98597 Agent: Skillings Connelly, Inc. P.O. Box 5080 Lacey, WA 98509 Request: Subdivide 19.48 acres into 118 single family residential lots. Recommendation: Approval, with conditions Exhibit I: Application Packet (application, preliminary subdivision, site plan, conceptual landscape plan, enivronmental checklist) Exhibit II: Traffic Impact Analysis and review comments Exhibit III: Hydraulic Report, revised May 2006 Exhibit IV: Mitigated Determination of Non-Significance Exhibit V: Comment letters Proposal The applicant is proposing to subdivide approximately 19.65 acres into 118 single-family residential lots. The property is zoned Moderate Density Residential (R-6), which allows between 3 and 6 dwelling units per gross acre of land. Property Characteristics The property is located at 9306 Mountain View Road SE and is located between Mountain View Road and Killion Road approximately 1,000 feet north of Yelm Avenue West (SR 510). The property is currently identified by two Assessor’s Tax Parcel Numbers 21713430200 and 21713430300. The property has historically been used for light agricultural uses and was once part of a larger ownership which included the 20 acres immediately to the south of the subject property. Surrounding properties to the to the east, west, and north are predominately low density residential. The property to the south of the subject site is zoned General Commercial (C-1) and is expected to eventually develop consistent with commercial zoning. Staff Report Page 2 of 15 The property is generally flat and level with less than 5% slopes. 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 June 8, 2006. Notice of the date and time of the public hearing before the Hearing Examiner was posted on the project site and mailed to the owners of property within 300 feet of the project site on September 25, 2006. Notice of the date and time of the public hearing was published in the Nisqually Valley News in the legal notice section on September 22, 2006. 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 July 21, 2006. This determination is final and fulfils the City’s responsibility for disclosure of potential, significant environmental impacts. The Hearing Examiner may take action to deny or condition the proposal based on impacts identified in the environmental checklist or other environmental documents. The Mitigated Determination of Non-significance included the following findings of fact: 1. This Mitigated Determination of Non Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the following environmental documents: Environmental Checklist (May 2006, prepared by Skillings Connolly, Inc.) Hydraulic Report (May 2006, prepared by Skillings Connolly, Inc.) Traffic Impact Analysis (May 2006, prepared by Skillings Connolly, Inc.) Revised Traffic Impact Analysis (July 2006, prepared by Skillings Connolly, Inc.) 2. The City of Yelm has adopted a concurrency management system as required by the Growth Management Act. Chapter 15.40 YMC (Concurrency Management) is designed to ensure that the improvements required to support development are available at the time of development. A concurrency determination may be issued for a proposal as it relates to transportation issues when: the development provides on-site frontage improvements; the project makes off-site improvements as necessary to provide for the safe movement of traffic; and the project makes a contribution to projects identified the six year transportation improvement program in the form of a Transportation Facilities Charge. Staff Report Page 3 of 15 3. The City of Yelm and the Washington State Department of Transportation (“WSDOT”) have established a minimum intersection level of service (“LOS”) standard of “D” for all intersections in the City’s commercial zones, with the exception of the intersection of Yelm Avenue and First Street NW where the standard is LOS “F”. 4. All intersections in the City are currently operating in compliance with the adopted LOS standard. 5. The traffic impact analysis (TIA) submitted as part of the application indicates that the project will generate an average of 1,130 vehicle trips per day, with a PM peak of 119 vehicles per hour. The TIA indicates that, with average growth, the proposal will impact traffic movements at various intersections, including: 6. A significant increase in wait times at Yelm Avenue West and Mt. View Road, Yelm Avenue West and Killion Road, Yelm Avenue West and Longmire Street, and Yelm Avenue West and Cullens Road. 7. Section 14.04.055 YMC indicates that the principal guide in measuring environmental impact is consistency with the land use designations of the comprehensive plan and the development regulations designed to implement the plan. 8. Adding turn lanes, and widening substandard streets through the City transportation system decreases the impact of additional traffic, both regional and local, on Yelm Avenue (SR 507 and SR 510) and the intersections along Yelm Avenue. Adding turn lanes at the highly impacted intersections will help mitigate impacts. 9. Mountain View Road is classified as a Neighborhood Collector street, but not currently improved to collector standards. A neighborhood collector street is designed to accommodate between 500 – 6000 average daily trips (ADT). Mountain View presently accommodates approximately 315 ADT which the proposed subdivision would be expected to increase by 565 ADT, an increase of 280 %. The present trips on Mountain View Road do not exceed those for a neighborhood collector. 10. The City of Yelm is in the process of forming a Local Improvement District (LID) for the realignment of Killion Road, and installation of a traffic signal, as well as reconstruction of SR 510 (Yelm Avenue W) from Cullens Road to Burnett Road. The completion of these improvements is required to mitigate the traffic impacts of the proposed development. 11. Chapter 14.12 YMC requires the dedication of open space for all residential development. Section 14.12.050 YMC lists four (4) attributes for qualification of open space. 12. The Yelm School District has adopted a school mitigation requirement based on the demand that new residential units create for additional school services and facilities. Additional demands on the school system will be mitigated through the requirement that the developer enter into a mitigation agreement with the District. Staff Report Page 4 of 15 The Mitigated DNS contained the following conditions, based on review of the environmental checklist and other environmental documents: 1. Prior to final subdivision approval, the developer shall complete the following transportation improvements: The east half of Mt. View Road along the property frontage shall be improved to City Standards for a Neighborhood Collector. The intersection of Mt. View Road and SR 510 (Yelm Avenue W) shall be realigned, and a left turn lane installed. Mt. View Road shall be improved to City Standards for a Neighborhood Collector, from curb to curb, from the intersection of SR 510 to the north property line. 2. Final approval of this plat is conditioned on the successful completion of all improvements that are designed as part of the Killion Road LID, Phases I & II. 3. All interior streets shall be improved to City Standards for a Local Access Residential. 4. Temporary erosion control systems shall be utilized to minimize offsite impacts from erosion. The plans shall be approved by the City of Yelm. 5. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. 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 Mountain View Road and Killion Road. 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 Staff Report Page 5 of 15 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 in Mountain View Road and Killion Road. 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 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 Mountain View Road will be installed to the City’s adopted Neighborhood Collector standard and that internal streets will be constructed to adopted Neighborhood Collector (subdivision entrance roads) and local access residential standards. Frontage improvements along Killion Road are currently part of a City-sponsored Local Improvement District. The eastern 10 acres of the property is within the LID boundary and will be assessed a share of the total project cost. These improvements must be completed through the LID prior to final subdivision approval, or concurrency with transportation infrastructure will not be achieved. The Mitigated Determination of Non-significance also relied on the Traffic Impact Analysis submitted as part of the application to identify off-site facility improvements that are necessary to meet standards for the safe movement of traffic. Specifically, the improvement of Mountain View Road to Neighborhood Collector standards (not including sidewalks or planter strips) along the project boundary to Yelm Avenue West (SR 510) with a left turn lane on Mountain View at Yelm Avenue. While the MDNS contained other transportation improvement requirements that were noted as warranted by the Traffic Improvement Analysis, the improvements listed above are also related to concurrency, as they are clearly shown to be warranted by the data and analysis in the Traffic Impact Analysis submitted with the application, as reviewed by the City Development Review Engineer and Perry Shea, the City’s traffic consultant from the engineering firm Shea and Carr. Staff Report Page 6 of 15 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. The Mitigated Determination of Non-significance requires the developer enter into a mitigation agreement with Yelm Community Schools. This satisfies the requirement for concurrency with schools. Lots Size and Setbacks The Yelm Zoning Code does not establish minimum or maximum lot sizes, although it does require standard setbacks which creates 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, 5 feet from side property lines with a minimum of 12 feet between the two side yards, and 25 feet from the rear property line. The setback for a flanking yard is 15 feet from the property line. The preliminary site plan correctly identifies and shows the required setbacks and each lot with sufficient area to construct a single family dwelling. It should be noted that no lot would directly access the entrance roads. Adjacent Land Uses and Zoning The site is bordered by properties on the east, west, and north that are residentially developed, with areas to the north and west being primarily ‘rural’ residential development with homes on larger lots, up to five acres in area. The property east of the site across Killion Road is under construction as a residential development of similar density to the proposed project. The property south of the subject site is zoned General Commercial (C-1) between the subject site and Yelm Avenue West (SR 510). Staff Report Page 7 of 15 The plat, as proposed to be conditioned as discussed further in the landscaping section, meets City of Yelm development requirements, and is a compatible use with surrounding properties. Open Space The Growth Management Act establishes a goal for open space and recreation that states “encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks” [RCW 36.70A.020(9)]. The Subdivision Code 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. The proposal includes three ‘open space’ tracts, two of which also the areas for stormwater treatment and infiltration and one of which is an access point to the commercial property to the south of the project. The conceptual landscaping plan identifies the two larger open space tracts as having type V landscaping, which is to provide visual relief in stormwater retention/detention areas with vegetation that is suitable and will thrive in hydric soils. This type of landscaping is inappropriate for an open space area located over an underground stormwater treatment and infiltration gallery. The conceptual plan also identifies the connection to the commercial area as including a 6 foot wide pedestrian pathway and landscaped with type II landscaping, which is intended to provide visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevation. This landscaping is appropriate for a pedestrian trail system. The connection to the commercial area to the south qualifies as open space as it provides an off-road footpath connecting the new residential neighborhood to a future commercial development to the south. As submitted, the two larger open space tracts do not qualify as usable open space as they are not candidates as environmental interpretation sites and do not contain sufficient area to provide an athletic field. The larger of the two tracts has a useable area of only 110 feet by 155 feet, approximately. These two tracts could qualify as open space if they were developed as parks, however, which would require improvements to be installed such as a playground equipment, picnic, or athletic courts such as basketball courts. The final landscaping plan should include plans to create neighborhood parks within the two northern open space tracts which include a mix of Staff Report Page 8 of 15 elements typically found in an improved park area such as play equipment, athletic courts, and picnic facilities. 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. Mountain View Road is classified as a Neighborhood Collector which is currently sub- standard from the intersection of Yelm Avenue West (SR 510) to the project boundaries. The road currently does not carry the amount of traffic for which a collector is designed (between 500 and 6000 ADT), but the proposed subdivision is be expected to increase the traffic over the minimum ADT for which a collector is designed, creating a traffic safety hazard. Based on both concurrency and the potential for significant impacts to traffic wait times, the Mitigated Determination of Non-significance issued for the proposal required the Mountain View roadway section to be reconstructed to Neighborhood Collector standards, including a left turn lane from Mountain View Road to Yelm Avenue West (SR 510). Frontage Improvements along Mountain View Road will include curb, gutter, sidewalk, a planter strip and sidewalk. The City of Yelm is in the process of forming a Local Improvement District (LID) for the realignment of Killion Road, the installation of a traffic signal and reconstruction of Yelm Avenue West (SR 510). The projects frontage along Killion Road is part of the LID improvements and the eastern 10 acres is within the boundaries of the LID and will be assessed an aliquot portion of the project costs upon completion. This will satisfy the frontage improvements as well as mitigate any potential significant impacts from the project to Killion Road or Yelm Avenue West (SR 510). Chapter 16.16.090 YMC requires that the layout of new subdivisions provide for the continuation of streets existing in adjoining subdivisions and to provide for the continuation of new streets within the subdivision to adjacent properties that have not been subdivided. The applicant is proposing two future street connections to the residentially zoned property to the north and a pedestrian connection to the commercial property to the south, which satisfies the requirements to connected streets. The preliminary plans, however, do not show that the street connections to the north are improved to the northern property line including curb, gutter, planter strip, and sidewalk adjacent to lots 1 and 45, which is required to provide seamless connection when the property to the north develops. The cul-de-sacs at these connection points may also be identified as being temporary with an easement that reverts to the open space tracts upon extension of the streets. Staff Report Page 9 of 15 The subdivision roadways will also provide a connection between Killion Road and Mountain View Road, two existing public streets. Chapter 16.16 YMC establishes certain design standards for streets within subdivisions, including a requirement that subdivisions of with 25 or more lots have two access points to a arterial or collector street, that dead end streets be no longer than 600 and contain a cul-de-sac , and that blocks be no longer than 660 feet without a intersection or traffic calming device. The proposed internal streets meet these standards. 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. Water System The City’s Water Comprehensive Plan identifies the property as being within the water service area, and not connected to City water service at this time. 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. The proposed subdivision would be required to connect to the City's water system and the projects internal roadways will be required to have a watermain installed to serve fire hydrants and individual services. Any existing well(s) on the property must be decommissioned pursuant to Department of Ecology standards and any water rights associated with these wells shall be dedicated to the City of Yelm. The developer, who controls the property to the south of the project site, has indicated that the well located approximately 10 feet from the southern property line will be abandoned, which will ensure that the proposed subdivision is not encumbered by any well protection radii that may be required by State and County Health regulations. Abandonment of the well should be a condition of subdivision approval unless evidence that a well protection radius will not be required. 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. Staff Report Page 10 of 15 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. The property is subject to a latecomers agreement for the water line in Mountain View Road extended past the property by the developer of a residential subdivision to the north of the subject site. The assessment of $18,204.27 plus interest calculated pursuant to the agreement, must be paid prior to final subdivision approval. The developers of the Cherry Meadows subdivision located north of the subject property on Killion Road, have extended a water line past the property and have indicated that they will be making an application for a latecomers agreement. If this agreement is approved by the City Council, the assessment established by the agreement must be paid prior to final subdivision approval. Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area. There is an existing sewer line in SR 507. The proposed subdivision would be required to connect to the City’s sewer system and the projects internal roadways will be required to have a sewermain installed to serve the subdivision. The sewer line shall be extended along the property frontage. The current fee to connect to the City sewer system is $5,569.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). This fee is subject to change, and is determined at the time of connection. Sewer connections as part of the City of Yelm LID have a reduced sewer connection fee. Any existing on-site sewage disposal system(s) shall be abandoned per Thurston County Health Department standards. The property is subject to a latecomers agreement for the sewer line in Mountain View Road extended past the property by the developer of a residential subdivision to the north of the subject site. The assessment of $13,713.73 plus interest calculated pursuant to the agreement, must be paid prior to final subdivision approval. The developers of the Cherry Meadows subdivision located north of the subject property on Killion Road, have extended a sewer line past the property and have indicated that they will be making an application for a latecomers agreement. If this agreement is approved by the City Council, the assessment established by the agreement must be paid prior to final subdivision approval. Staff Report Page 11 of 15 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. The proposed stormwater treatment system utilizes various models of the Aqua-Swirl Concentrator from AquaShield, Inc. These treatment devices have been issued a General Use Level Designation from the Washington Department of Ecology for the pretreatment of stormwater, which is the appropriate level of treatment for impervious surfaces when the stormwater is being infiltrated back into the groundwater. These devices have also been approved for use in Yelm by the Yelm Community Development Department Development Review Engineer. Stormwater facilities require continued maintenance to ensure they remain in proper working condition. Street Lighting Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners. Street lighting is reviewed at the time of civil plan review in order to assure adequate lighting. Subdivision Name and Addressing A subdivision name must be reserved with the Thurston County Auditor’s Office prior to submitting for civil engineering plan approval. Addressing and street naming within the 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 I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land use districts. A minimum of 15 feet of width shall be required when Type I landscaping design is utilized, although an 8 foot tall solid masonry fence is considered to be effectively screened. Staff Report Page 12 of 15 Type I landscaping is required along the southern property boundary. Although this requirement was noted in the pre-submission notes for the proposed project, the conceptual landscaping plan indicates type II landscaping (a six foot tall fence) along the southern property line. The final landscape plan must include type I landscaping along the southern boundary. 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 northern property line and the frontages of Killion and Mountain View Roads. Although this requirement was noted in the pre- submission notes for the proposed project, the conceptual landscaping plan does not show the required type II landscaping along the northern property line except along the open space/stormwater tracts or on the arterial street frontages. The final landscape plan must include type II landscaping along the northern property boundary and the street frontages of Killion and Mountain View Roads. 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 along the property frontages along Killion and Mountain View Roads, 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. Because the stormwater treatment and infiltration gallery is proposed to be underground, type V landscaping is not appropriate within the subdivision, although it is shown on the conceptual landscaping plan for the open space/stormwater tracts. These areas must be landscaped and improved consistent with a neighborhood park in order to qualify as open space. A tree and vegetation plan is required to show existing trees over 8-inches in diameter, and proposing to retain as many of these trees as possible. When a large amount of trees are removed due to site development constraints, mitigating the loss of trees by planting new trees may be acceptable. There are no trees on the site that meet the minimum criteria for preparation of a tree and vegetation plan. 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. Staff Report Page 13 of 15 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 subdivision. The applicant has established that the proposed subdivision, if conditioned, adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, and sidewalks. That the public use and interest will be served by the subdivision of the property, if conditioned as recommended in this report. The 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. The Hearing Examiner should approve the preliminary subdivision with the following conditions: 1. The conditions of the Mitigated Determination of Non-significance are hereby referenced and are considered conditions of this approval. 2. Each dwelling unit with the subdivision shall connect to the City water system. The connection fee and meter fee will be established at the time of building permit issuance. All conditions for cross connection control shall be met, as required in Section 246-290-490 WAC. Staff Report Page 14 of 15 3. Prior to final subdivision approval, the developer shall pay any latecomers assessments approved by the City Council before final subdivision approval, including the assessment for water system improvements in Mountain View Road. 4. Each dwelling within the subdivision shall connect to the City S.T.E.P. sewer system. The connection fee and inspection fee will be established at the time of building permit issuance. 5. Prior to final subdivision approval, the developer shall pay any latecomers assessments approved by the City Council before final subdivision approval, including the assessment for sewer system improvements in Mountain View Road. 6. 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. 7. 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. 8. The civil engineering plans shall include a landscaping plan that is consistent with the conceptual landscaping plan but that identifies type I landscaping along the southern property boundary, type II landscape buffer along the northern property line and the frontages of Killion and Mountain View Roads, and landscaping appropriate to a neighborhood park in the two northern open space/stormwater tracts. The landscaping plans shall include plans for irrigation of all planting strips and required landscaping located in any open space tract and along Mountain View and Killion Roads. Irrigation plans shall include a separate water meter and approved backflow prevention devices. 9. The applicant shall provide a minimum of five (5) percent of the gross land area as qualified open space developed as parks. The final landscape plans shall include plans to create neighborhood parks within the two northern open space tracts which include a mix of elements typically found in an improved park area such as play equipment, athletic courts, and picnic facilities. 10. 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 Staff Report Page 15 of 15 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. 11. Street lighting is required. The Applicant shall contact Intolight to provide a lighting design plan for review and approval. 12. 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). 13. Prior to the approval of civil engineering plans, the applicant will provide the Community Development Department an addressing map for approval. 14. Prior to the submission of final plat application, a subdivision name must be reserved with the Thurston County Auditor’s Office. 15. 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. 16. The well located on the property south of the subject site, which is under the control of the applicant, shall be abandoned pursuant to requirements State and County Health regulations unless evidence is submitted prior to final subdivision approval that a well protection radius will not be required or will not impact lots within the proposed subdivision. Based on the Analysis and Conditions of Approval above, staff recommends that the Hearing Examiner approve SUB-05-0458-YL.