8187APP
Mr. & Mrs. Robert Gallagher
P.O. Box H
Waterville, WA 98858
Re: Preliminary Short Plat Approval for SHS-98187-YL
Dear Mr. & Mrs. Gallagher:
The City of Yelm has completed its review of the above referenced project. Preliminary short
plat approval is granted based upon the following findings of fact. Final Short Approval can
be obtained upon satisfactory completion of all conditions of approval stated hereafter.
Open Space
Finding: Yelm Municipal Code (YMC) 16.14.040(B)(C) requires all single family residential
developments dedicate a minimum of five percent (5%) of the gross area of the proposed
development for open space or pay a fee in lieu of open space dedication as provided in YMC
16.14.060. The park fee-in-lieu provision of the City Code provides for the acquisition,
development, and operation of the City’s park system consistent with the requirements of the
comprehensive plan to assure the community as a whole that adequate park facilities will in fact
be present in a timely fashion, consistent with City standards.
Conclusion: City staff has determined that the dedication of open space at this time does not
meet the intent of Ordinance 516 and is not in the best interest of the City. The site’s future
potential for urban development at densities of six units per acre is significant. Therefore,
dedication of open space shall occur at such time lot three (3) is further developed. Future
open space provided on lot three (3) shall include open space requirements for lot one (1).
Conditions of Approval:
a. The applicant shall note on the face of the plat:
Further development of lot three (3) shall require the dedication of open space,
per current open space standards. Open space requirements for lot one (1)
shall be provided for on lot three (3).
Transportation
Finding: Yelm is a small compact community most directly affected by two state highways which
bisect the community. The two state highways are used by local residents for transportation
throughout the city and for access to commercial and residential areas throughout the
community. In lieu of widening existing streets, the City has elect to create certain alternatives,
Y-1, Y-2, Y-3 which will avoid the need to significantly widen existing streets, and particularly
Yelm Avenue. New developments do in fact burden the city’s central streets, and unless the
bypass alternatives are accomplished, the City would have to require developers to pay the cost
of the internal street widening. The city plans show and the City finds that adequate facilities
will be accomplished better and in a timely fashion by bypass facilities as a substitute for the
widening of existing facilities. As a result, the City finds that the regional plans in fact benefit
projects in all areas on the City and will accomplish the goal of providing adequate facilities to
City standards within a reasonable time to serve the demands created by the proposed project.
Conclusion: The final short plat will create one additional single family lot, resulting in 1.01 new
pm peak hour trips to the Yelm transportation system. Per the Yelm Development Guidelines
the current street fronting the site does not meet City standards.
Conditions of Approval:
a. The applicant shall mitigate traffic impacts to the transportation system. Mitigation
includes payment of the Transportation Facility Charge (TFC) for 1.01 new pm peak
hour trips generated per new unit. Lot one (1) will be required to pay the transportation
fee for 1.01 new trips ($757.50) at time of building permit issuance. Future
development of lot three (3) will be subject to the Transportation Facility Charge at time
of development.
b. The property owner shall enter into a “Waiver of Protest” agreeing to participate in future
street improvements along property frontage for lots one (1), two (2) and three (3). At
the time of street improvements the property owners will be required to dedicate
additional right-of-way to accommodate the City street standard for a local access
residential street.
Water Supply
Finding: The City’s Water Comprehensive Plan identifies a portion of the City area for service.
The City is pursuing additional land areas for approval and the extension of facilities.
Completion of such activities is dependent on grant and developer funding, as well as planned
bonding and existing public funds. The status of such plans and funding sources must be
considered in any review of concurrency. Developer extensions and or dedications, latecomer
agreements, oversizing agreements, and the creation of local improvement districts may all be
considered. In the event of a new funding source, however, concurrency is not found until the
funding source is in fact in place - e.g award of a grant, a binding letter commitment for third
parting funding, or the successful formation of a local improvement district. Any necessary
water rights are considered, only after approved for municipal use by the Washington State
Department of Ecology, or appropriate appeals board, and the time for appeal or challenge has
expired.
Conclusion: The project site is in the City water service area and water is available provided the
following conditions are satisfied.
Conditions of Approval:
a. Lots one (1) and two (2) will connect to the City water system with issuance of a building
permit for lot one (1).
b. Lots one (1) and two (2) will participate in Middle Road Water Latecomers Agreement.
All latecomer fees shall be paid prior to issuance of a building permit.
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c. Connection to the City water system requires the abandonment of on-site wells in
accordance with the Department of Ecology standards. At time of well abandonment
the property owner agrees to transfer all water rights for the associated well(s) to the
City of Yelm.
d. The applicant shall note on the face of the plat:
Any further development of lot three (3) will require the property owner to extend
the existing water line to the lot’s SE property line.
Sewer System
Finding: The City’s Sewer Comprehensive Plan identifies a portion of the City area for service.
The City is pursuing additional land areas or approval and the extension of facilities.
Completion of such activities is dependent on grant and developer funding, as well as planned
bonding and existing public funds. The status of such plans and funding sources must be
considered in any review of concurrency. Developer extensions and or dedications, latecomer
agreements, oversizing agreements, and the creation of local improvement districts may all be
considered. In the event of a new funding source, however, concurrency is not found until the
funding source is in fact in place - e.g award of a grant, a binding letter commitment for third
parting funding, or the successful formation of a local improvement district.
Conclusion: The short plat site is in the City sewer service area. Sewer service is available on
a first come first serve basis.
Condition of Approval:
a. Lots one (1) and two (2) will connect to the City S.T.E.P. Sewer System with issuance of
a building permit for lot one (1).
b. Lots one (1) and two (2) will participate in Middle Road S.T.E.P. Sewer System
Latecomers Agreement. All latecomer fees shall be paid prior to issuance of a building
permit.
c. The applicant shall note on the face of the plat:
Any further development of lot three (3) will require the property owner to extend
the existing water line to the lot’s SE property line.
Property Address
Finding: RCW 58.17.280 requires all lots within a short subdivision to be addressed prior to
final plat approval.
Condition of Approval: The applicant shall submit a final blue-line plat map to the City for
review. At such time the City will address lot one (1). The respective address for each lot
shall be clearly noted on the face of the final mylar plat map.
Final Short Plat
Finding: The final short plat is required to be prepared in compliance with the City of Yelm
Short Subdivision Code (YMC 16.12). The procedures for preparing and submitting the short
plat are attached.
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Condition of Approval: The final short plat shall clearly demonstrate the satisfactory completion
of all conditions of approval stated herein, and shall be prepared and filed in compliance with
the requirements of YMC 16.12. The final plat must be surveyed and shall be prepared on a
standard Mylar sheet.
Preliminary short subdivision approval is good for five (5) years from the date hereof. If you
need additional information or assistance, please call me at 458-8408.
Sincerely,
Catherine Carlson
City Planner
cc: Craig Hansen
John Graver
Shelly Badger
Ken Garmann
Jerry Prock
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