staffreportex (2)
Date: May 31, 2000
To: Planning Commission
From: Cathie Carlson, City Planner
Re: Cullens Estates Preliminary Plat Approval, SUB-00-8250-YL
LIST OF EXHIBITS: Exhibit I - Site Plan
Exhibit II - Public Hearing Notice
Exhibit III - Mitigated Determination of Non-Significance
PUBLIC HEARING OBJECTIVE:
The Planning Commission must determine if the proposed project is consistent with the City of Yelm’s Comprehensive Plan and applicable Municipal Code(s). After consideration of the
facts and public testimony the Planning Commission must take one of the following actions: request additional information from the applicant and/or staff, continue the public hearing
or make a recommendation of action to the City Council.
B. PROPOSAL:
The applicant proposes to subdivide four (4) acres into 24 townhouse lots. The proposed plat includes one (1) primary open space tract with one (1) additional tract containing both
open space and the plat’s stormwater system totaling 0.68 acres.
DEPARTMENT ANALYSIS AND FINDINGS:
1. Proponent. Rainier General Development
2. Location. The project site is located on the west side of Cullens Road just north of the Cullens Road and Coates Ave. intersection.
3. Public Notice. Notice of the Public Hearing was published in the Nisqually Valley News on May 26, 2000, and posted in public areas on May 24, 2000. The notice was mailed to adjacent
property owners and the applicant on March 24, 2000.
4. Existing Land Use, Zoning and Density. The site is vacant and zoned Moderate Density Residential (R-6), Chapter 17.15. The applicant proposes to divide the four (4) acres into 24
townhouse lots. In the R-6 District the minimum density is three (3) units per acre with a maximum of six (6) units per acre. As proposed the subdivision density is six (6) units per
acre and complies with the density
requirements within the district.
5. Adjacent Land Uses and Zoning. Properties to the north and south are zoned Moderate Density Residential (R-6), Chapter 17.15. The property to the south is developed, in part, at
a R-6 Density and the property to the north is developed at a rural density. Property to the east of the site is not in the City limits and is zoned RR 1/5, Rural Residential by Thurston
County. The property to the west of the site fronts on Killion Road and is zoned Commercial Zone (C-1), Chapter 17.26 and is undeveloped.
Townhouse Development. Townhouses are an allowed use in the R-6 District and are subject not only to the standard subdivision design requirements but those of Chapter 17.61. Lot
standards require a minimum lot of 1,600 square feet, with a minimum width of twenty feet. Setbacks are those of the underlying zone with the exception of the front yard. Chapter 17.61
requires a 25 foot front yard setback rather than the 15/20 foot setback of the R-6 District. It is proposed that the underlying front yard setback of 15 feet for the house and 20 feet
for the garage be applied to the subdivision.
Also, Chapter 17.61 requires that no more the four abutting townhouses or townhouse cluster shall have a common front building setback. Variation in setbacks shall be at least four
feet. It appears that all lots can meet the variation requirements of Chapter 17.61, but in doing so the underlying rear yard setback requirement of 25 feet can not be meet on lots
17 thru 20. It is proposed that lots 17 thru 20 comply with the setback variation requirement and reduce the rear yard setback to 20 feet.
Open Space. Chapter 16.14 requires a minimum of five percent of the gross area be dedicated as open space, which is .020 of an acre. The open space must provide one or more of the
following uses: environmental interpretation or other education; park, recreational land, or athletic fields; off-road footpaths or bicycle trails; or any other use found by the City
to further the purposes of the open space chapter. The ordinance suggests that open space should be dedicated to the City.
The applicant has shown three tracts as open space for a total of 0.68 acres. Tract A in its entirety classifies for full credit towards open space. Tract A represents approximately
0.15 of an acre. Tract B is a combination stormwater facility and open space and represents approximately 0.50 of an acre. The area used for above ground stormwater facilities does
not qualify for open space. Tract C, along the entry is a landscaped area of approximately 0.03 of an acre and would not typically qualify as open space. Because Tract B is a multiple
use and only a portion of it qualifies for open space and Tract C does not qualify at all it is proposed that all three tracts remain in common ownership.
As proposed the minimum open space requirement is satisfied. Conceptually the applicant has indicated open space improvements which include picnic tables, barbecues and sidewalks with
benches.
Schools. New residential units create a demand for additional school services and facilities. The Yelm School District requests that the developer enter into an agreement with the
school district for the payment of mitigation fees
based on the project’s impact. This request became mitigation of the Environmental Determination.
Transportation and Site Access. The site frontages on Cullens Road and provides an access to Lot 3 of Short Subdivision 8119. The Cullens Road access to Lot 3 is proposed to be abandoned
and two new access are proposed from the internal streets of the subdivision.
The Transportation Chapter of the Yelm Comprehensive Plan provides objectives in which the Transportation Plan will be implemented. The plan states:
The objective of the Transportation Plan is to provide a cost-effective network to accommodate travel in and around the core area. To accomplish this objective, Yelm will actively purse:
1. A connected-streets policy to promote the efficient flow of traffic within the community.
The Design Guidelines implement the above objective through Section 4B020.4, Design Standards, “... the layout of streets shall provide for the continuation of existing principal streets
in adjoining subdivisions or for their proper project when adjoining property is not subdivided...”
Also maximum cul-de-sac length allowed is 600 feet.
The design of the internal street system is a local access residential street. The street that runs parallel with lots 13 - 20 is proposed to provide future access to the properties
to the north and possible the to south of the project site.
The completed project will increase traffic and impact the City’s transportation system. Chapter 15.40, Concurrency Management , requires all development to mitigate impacts to the
City transportation system. A townhouse generates 0.60 p.m. peak hour trips per unit. The Transportation Facility Charge per unit is $450.00 and payable at time of building permit.
Parking. Chapter 17.72, Off-Street Parking and Loading, requires minimum parking ratio of two spaces per unit. The developer is proposing a double car garage for each unit and a
driveway approach that can accommodate two vehicles.
Wastewater. The project site is in the Sewer Service Area but is currently not served by the City’s STEP sewer system. There is an existing 2” line available on the adjacent property
to the south. The City Sanitary Sewer Plan requires a four inch line along Cullens Road to service the site.
The adjacent lots (Short Subdivision 8119, Lots 1 &3) are currently served with on- site septic systems. Because of the close proximately of these systems the proposed development is
required to either design the subdivision around those systems to ensure the septic systems and drainfields continue to function correctly or abandoned the systems and connect the residences
to the City S.T.E.P. System. The applicant has elected to abandoned the systems and connected the residences to the City S.T.E.P. System.
The property is located within the Killion North LID District. Two Sewer ERU hook-ups have been prepaid for this site. ERU connection fees inside the LID are divided into two methods
of payment. The LID assessment fee of $1823.15 per unit is paid on an annual basis for 15 years and the balance of the connection fee, $2,480 (fee subject to change) is payable at time
of building permit issuance. The LID assessment attached to this property is $36,463.00. At final plat, the assessment will either need to be paid in full or segregated among the developed
lots. The City is currently establishing LID segregation policy details.
Water Supply. The proposed site is in the City’s water service area but is currently not connected to the City’s water system. There is an existing 8” water line located to the south
at the adjacent property line. Based on the City’s Water Comprehensive Plan the 8" line is adequate for future water service.
Drainage/Stormwater. The completed project will increase impervious surfaces on the site and adjacent streets. Impervious surfaces create storm water runoff. When uncontrolled and
untreated storm water runoff can create health and safety hazards. YMC requires all development to comply with the Stormwater Manual for the control and treatment of stormwater runoff.
The applicant has submitted a Preliminary Stormwater Report that estimates the impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and storage
of the stormwater. Following preliminary plat approval the City Stormwater Manual requires the developer to submit a final plan consistent with the final impervious calculations for
the site.
Stormwater facilities require continued maintenance to ensure they remain in proper working condition.
Fire Protection. Fire protection is provided by the Thurston County Fire District #2. As development occurs there will be additional demands for fire service.
Police Protection. Police protection is provided by the City of Yelm. As development occurs there will be additional demands for police service.
Street Lighting. Adequate street lighting will be required for this project.
Landscaping. Landscaping and screening are necessary to promote safety, to provide screening between compatible land uses, to safeguard privacy and to protect the aesthetic assets
of the City. Chapter 17.80, Landscaping, requires the applicant to provide on-site landscaping for all development proposals.
The western property line is adjacent to property zoned Commercial (C-1). Chapter 17.80 requires a 15 foot buffer of Type I landscaping along property boundaries which have conflicting
zone designations.
The applicant has submitted a conceptual landscape plan that adequately identifies the type and location of landscaping as required by the code.
Chapter 17.80 requires that at time of civil plan review and approval the applicant provide the Community Development Department a final landscape and irrigation plan for approval.
Environmental Review: After review of the environmental checklist and supporting documents, a Mitigated Determination of NonSignificance (MDNS) was issued on May 10, 2000. The comment
period expired on May 24, 2000. The MDNS is attached as Exhibit III.
Public Comment. Public comment was received on the Environmental Determination from DOE and the Yelm Community Schools. The comments from DOE are incorporated in the City’s Development
Guidelines and Stormwater Manual as Construction Best Management Practices. The comment letter from the School District was included in the environmental mitigation.
Findings and Conclusion. Chapter 16.12.170 requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant and the conditions
of approval below, the staff finds that the subdivision:
A. 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, sidewalks;
B. That the public use and interest will be served by the platting of such subdivision and dedications;
C. The subdivision is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance and the City’s Development Guidelines.
Staff Recommendation
Based on the Analysis and Findings in Section C and the Conditions of Approval below, staff recommends that the Planning Commission forward SUB-00-8250-YL to the City Council for approval.
Conditions of Approval.
Sewer
The proponent shall connect to the City’s S.T.E.P. System. There is an existing 2” line at the adjacent property to the south. A connecting four inch line shall be extended across
the frontage of the property and across the frontage of Lot 1 of SS 8119. The S.T.E.P. System shall be designed to City standards. The applicant shall submit final civil plans to the
Community Development Department for review and approval.
The three on-site septic systems and drainfields shall be abandoned to Thurston County Health Department standards and the residences shall be connected to the City’s S.T.E.P. System.
The applicant shall be responsible for all cost incurred from the abandonments and the new connections.
Two Sewer ERU hook-ups have been prepaid for this site. ERU connection fees inside the LID are divided into two methods of payment. The LID assessment fee of $1823.15 per ERU is paid
on an annual basis for 15 years and the balance of the connection fee, $2,480 (fee subject to change) is payable at time of building permit issuance. The LID assessment attached to
this property is $36,463.00. At final plat, the assessment will
either need to be paid in full or segregated among the developed lots. The City is currently establishing LID segregation policy details.
Water
The Proponent shall connect to the City’s water system. There is an existing 8” water line located on the adjacent property to the south. The line shall be extended across the property
frontage of the development site and across the frontage of Lot 1 of SS 8119. The on-site water system shall be designed to City standards. The applicant shall submit final civil plans
to the Community Development Department for review and approval.
Water ERU's (equivalent residential units) are based on a consumption rate of 240 gallons per day and are currently charged at a rate of $1,000/ERU (subject to change) inside city limits.
This fee is payable at time of building permit issuance.
The applicant shall decommission the on-site well pursuant to DOE standards. The property owner shall sign a Water Rights Dedication Agreement.
The applicant shall connect the existing residences on Lots 1 and 3 of SS 8119 to the City Water System. All costs incurred with the connection shall be the responsibility of the applicant.
All open space areas and planting strips shall have an irrigation system with a separate water meter(s). The applicant shall submit final civil plans to the Community Development Department
for review and approval.
Stormwater
The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP’s) are
required during construction. The applicant shall compile a final storm water report along with construction drawings.
The applicant shall submit a storm water operation and maintenance plan to the Public Works Department for approval prior to final plat approval.
The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance
and repair of the stormwater facilities.
Transportation
The street design for the project is a local access residential and shall be included on civil plans. The applicant shall submit final civil plans to the Community Development Department
for review and approval.
The applicant shall be responsible for half-street improvements along the frontage of Cullens Street. The frontage improvements include lane improvements, curb, planter strip, sidewalk,
landscape and storm drainage. The Cullens Road street section is "neighborhood collector”
“Road B” shall be labeled on the final plat map as a future street connection to the adjacent properties.
The applicant shall construct a driveway to City standards for tax parcel #317123110500. The driveway and driveway approach shall be located on “Road A” as shown and included on the
final civil drawings.
Fire
The applicant shall submit fire flow calculations for existing hydrants. All hydrants must meet minimum City standards.
The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval.
Open Space
Tracts A, B, and C shall be preserved as community open space and held in common by the property owners. The applicant shall submit a Homeowners Agreement to the Community Development
Department for review and approval. The Homeowners Agreement shall include provisions for the maintenance and operation of the open space tracts.
The applicant shall submit a final improvement plan for the open space. The plan shall demonstrate compliance with Chapter 14.14.050.
Setbacks
Front yard setbacks shall be those of the underlying district: 15 feet for the house and 20 feet for the garage. Front yard setbacks shall comply with the variation requirement of Chapter
17.61.
To comply with the variation requirement of Chapter 17.61, the rear yard setbacks for Lots 17 thru 20 shall be reduced from 25 feet to 20 feet.
Landscaping and Buffer Area
The protection and maintenance of the Type I, 15 foot buffer along the western property line shall be provided for in the Homeowners Agreement.
The applicant shall submit a final landscaping and irrigation plan for Tracts A, B and C, for the street planters strips and the buffer along the western property line.
Environmental
The applicant shall comply with the mitigition of the MDNS issued on May 10, 2000. Mitigation includes:
a. The applicant shall mitigate transportation impacts based on the new p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 0.60
new p.m. peak hour trips per townhouse unit. The proponent will be responsible for a TFC of $450.00 per townhouse unit which is payable at time of building permit.
b. Trees along the western property line within the required 15' buffer shall be protected during construction with construction fencing.
c. The proponent shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district.
Subdivision Name and Property Addresses
The applicant shall submit another subdivision name. The City will forward the name to the Thurston County Records Department for approval.
Prior to the submission final plat application, the applicant will provide the Building Department with a plat map for addressing.
General Public Works
Per the City of Yelm’s Development Guidelines street lighting and interior street lighting will be required.
The applicant shall submit a grading plan to the Community Development Department for review and approval prior to any on-site grading.
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