20050684 Final Punch List Applic Commuaity Development �,o�''"'�'� OFFICIAL USE ONLY
Department �
City of Yelm ` Date Received: �� `� z--
P.O. Box 479
Yelm,WA 98597 Received By: �T1/�/�
INAL PUNCH LIST APPLICATION USE BLACK INK ONLY
er: Washinqton Federal Savinas
d��;425 Pike Street
ity 8v State: S e a t t 1 e WA F�;
lp: 9 81 O 1 phone: E-Mail:
Applicant: Washinctton Federal
C/O Novastar Development Inc. - Wayne Potter
d��; 18215 72nd AVE S
ity and State: KENT WA F�:4 2 5 2 51-8 7 8 2
lp: 98032 phone: 425 656-7435 �M�: wpotter@novastar ev.com
ngineer: Ski 11 ings Connol ly
d��: 5016 Lacey BLVD SE
ity&State: Lacey WA F�:
98583 360-491-3399
ip: Phone: E-Mail:
FOR OFFiQAL�ONLY �'
ROJECT NAME,ADDRESS/IACATION AND CASE � �`" �
NUMBER: ��_
Date Rooeivedt °�:
Cullens Road Plat � � � � �tt�� ��
9 3 2 9 & 9 3 01 Cul 1 ens Rd Date of Iaterde�tal D�ubion., ;
�
CASE - SUB-05-0684-YL ~-`
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Upon receipt of this application by the City,it will be routed to the appropriate City departments. The Development
Review Engineer and any other relevant City sta�will conduct a site inspection within 5 warlflng days from receipt
of the application. Upon completion of site inspection(s), a punch list and a final plat application packet will be
provided to the applicant.
G:\V1/eb Content\community developmentlFinalPunchApp.doc
� `� City of Yelm
�
°' Community Deuelopment Department
105 Yelm Aoenue West
P.O.Box 479
Yelm, WA 98597
w�sN+wwow
September 28, 2010
G. Wayne Potter
Novastar Development, Inc.
18215 72nd Ave. South
Kent, WA 98032
RE: Cullens Road Plat—City of Yelm Project No. SPR-05-0684-YL
Construction Punchlist
Mr. Potter:
Please see below punchlist items that must be address prior to a final plat application.
Sewer Department:
1. Irrigation control valve is about 12"from Sewer Carson Box for lot#7. There needs to be
10 ft. of separation between potable water and sewer pipes.
Water Department:
1. Tree is too close to meter box at lots 12 & 13.
2. Clean out meter box at lots 6 & 7.
3. Irrigation system needs a Double Check Valve Assembly replaced and tested.
Stormwater Facilities
1. Catch basin: Clean litter, leaves, and dirt from gate. Remove sediment build up from
sump.
2. Pond: Remove non-native invasive species, (scotch broom, himalayan blackberry, reed
canary grass). Remove trash and yard waste. Remove any noxious vegetation from
area. Remove trees, yard waste, and other woody debris from sides and bottom.
3. Inlet: Remove excessive vegetation. Remove sediment from pipe.
4. Inlet (Swale): Remove excessive vegetation from swale inlet.
5. Rock Baffle: Clear vegetation and debris from baffle area.
6. Berm: Remove excessive vegetation. Fill in eroded areas with soil, compact, and
reseed.
7. Swale: Remove trees and excessive vegetation from sides and bottom. Remove trash,
grass clippings and yard waste.
8. Access Road: Remove excessive vegetation.
9. Remove socks in catch basins, replace socks after cleaning.
(360)458-8438
(360)458-3144 FAX
www.ci.yelm,wa.us
Streets
1. At the end of Prairie Wind Street, bring up grade on back side of sidewalk within 1" and
1' of walk.
2. Clean all sidewalks.
3. Clean all streets.
4. Rebuild barricade at end of Prairie Wind Street.
5. Replace Cullens Road Sign.
6. Replace future connection sign on barricade.
7. Stripe Cullens Road.
8. Cullens Street needs to be striped within the project limits.
Planning Comments:
1. Most street trees and perimeter trees on the internal roads are dead or stressed beyond
their capability to recover, and some are missing entirely. At the time of final plat, street
trees and mitigation trees must be replaced unless they are clearly alive. Please see
approved landscaping plan.
2. 4X6 pressure treated wood boxes are required for street trees within the plat per the City
of Yelm street tree planting detail.
3. Open space landscaping as per approved plans must be replaced.
4. Unable to inspect the pathway through the open space. It must meet ADA requirements.
5. A 6 foot perimeter fence as approved on the Landscape plans must be provided.
6. Abandon septic tank and well to existing house, and provide connection to city water and
sewer service. Proof of septic abandonment and well decommissioning is required.
At the time of final plat application you will be given a list of required documentation such as
warranty agreements, bills of sale, performance assurance devices, well head protection
documents, and etc.
If you have any questions please feel free to give me a call at (360) 458-8496 or email at
tamim@ci.yelm.wa.us.
Sincerely
�����
Tami Merriman
Associate Planner
cc: Tim Peterson, Yelm Public Works
Page 2 of 2
�,�� T�p S TAFF REPOR T
4
City of Yelm
Community Deuelopment Department
WA=MIMOTOM
Case Number: SUB-05-0684-YL
Applicant: Jerry Honeysett
Honeysett Development
42109 236th Avenue SE
Enumclaw, WA 98022
Agent: Skillings Connelly, Inc.
5016 Lacey Blvd. SE
Lacey, WA 98503
Request: Subdivide 6.96 acres into 24 single family lots.
Recommendation: Preliminary Approval, with conditions
Exhibit I: Application Packet (application, preliminary subdivision, site
plan, conceptual landscape plan, environmental checklist)
Exhibit II: Traffic Impact Analysis and review comments
Exhibit III: Mitigated Determination of Non-Significance
Exhibit IV: Comment letters
Proposal
The applicant is proposing to subdivide approximately 6.96 acres into 24 single-family
residential lots. The property is zoned Moderate Density Residential (R-6), which allows
for residential development not to exceed six dwelling units per acre and not less than
three dwelling units per acre.
Property Characteristics
The property is located at 9301 Cullens Road SE, Yelm, WA 98597. The property is
currently identified by two Assessor's Tax Parcel Numbers 21724110100 and
21724110101.
The property has been used for residential purposes. The surrounding properties are
zoned residential with the exception of the vacant property to the west being zoned
Commercial. The existing home located on proposed lot 13 and the well house located
on Tract B are to remain. Existing structures located on the southeast corner of Tract B,
M
parcel number 21724110102 are also to remain. All other structures on the subject
property are to be removed.
The property is generally flat with the exception of areas within the open space and
north and south of the open space tract which may exceed five percent 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 August 25, 2006.
Notice of the date and time of the public hearing before the Hearing Examiner was
posted on the project site on November 22, 2006 and mailed to property owners within
300 feet of the project site on November 29, 2006 due to weather conditions. We
request that the hearing be kept open for additional comments until December 11, 2006
due to the delay in the mailing distribution of the Notice of Hearing.
Notice of the date and time of the public hearing was published in the Nisqually Valley
News in the legal notice section on November 24, 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 October 2, 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 (June 2006, prepared by Skillings Connolly, Inc.)
■ Traffic Impact Analysis (August 2006, prepared by Skillings Connolly, Inc.)
■ Preliminary Hydraulic Report (June 2006, prepared by Skillings Connolly,
Inc.)
2. Existing residential and other structures located on the site will be demolished.
The Olympic Region Clean Air Authority (ORCAA) approval is required prior to
demolition.
3. 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.
Staff RepoR Page 2 of 12
4. 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.
The Mitigated DNS contained the following conditions, based on review of the
environmental checklist and other environmental documents:
1. Temporary erosion control systems to be approved by the City of Yelm.
2. The developer shall show compliance with ORCAA prior to demolition of on-site
structures.
3. The developer shall provide at least 5% of total acreage as qualified and usable
open space.
4. 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 Cullens 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
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 Cullens Road. Improvements required to serve the
proposal, including providing fire flows and potable water, will be specifically identified
Staff Report Page 3 of 12
1
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 Cullens will be installed
to the City's adopted Neighborhood Collector standard and that internal streets will be
constructed to adopted Local Access Residential standards.
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 create a building envelope.
Staff Report Page 4 of 12
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.
Tract B is shown and held for future residential development. Applicant has indicated
that Tract B will be developed upon abandonment of well head protection covenant and
therefore it is appropriate to hold and identify Tract B as future residential development.
Adjacent Land Uses and Zoning
The site is bordered by properties on the north and south which are zoned Moderate
Density Residential (R6). The property west of the subject site is zoned Commercial
(C1), and is currently undeveloped.
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 one 'open space' tract, which is adjacent to the area for
stormwater treatment and infiltration. The proposed project meets the five percent open
space requirement by providing 15,385 square feet of open space within this tract.
The conceptual landscaping plan identifies the open space tract as having type II
landscaping, which is intended to provide visual separation of used from streets, and
visual separation of compatible. The proposed open space will also incorporate a picnic
table and a swing set.
Staff Report Page 5 of 12
t
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" sewer main located on Cullens Road at the south
property line of Cherry Meadows subdivision. This sewer main will need to be extended
along Cullens Road to the south and connected to the existing 4" sewer main located at
the north property corner of Prairie Winds Subdivision and shall be 4" in size.
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 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. Parcel
number 21724110100 as part of the proposed project falls within the Killion Road North
sewer Local Improvement District which allows for a reduced connection rate of
$3,646.30 per ERU for a total of 2 ERU's.
Any existing on-site sewage disposal system(s) shall be abandoned per Thurston
County Health Department standards.
Water System
The City's Water Comprehensive Plan identifies the property as being within the water
service area. The existing water main located on Cullens Road at the south property
line of Cherry Meadows subdivision. This water main will need to be extended to the
south and connected to an existing 10" water main located at the north property corner
of Prairie Winds subdivision and shall be 10" in size.
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.
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 existing well located on parcel 21724110101 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. There is an existing well located on proposed Tract B
parcel number (21724110100) which serves a mobile home (to be removed), and the
Staff Report Page 6 of 12
existing residence located at 9331 Cullens Road SE. The owner of the existing
residence at 9331 Cullens Road SE wishes to retain his 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 east, a protective wellhead covenant shall be
created and recorded to assure protection for the existing well. This wellhead protection
radius has been shown on the site plan. This area is shown on the plat as Tract B.
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 befinreen 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.
Frontage Improvements along Cullens Road will meet the neighborhood collector
standards and the internal streets will be constructed to Local Access Residential
standards as required in the development guidelines. When constructing the frontage
improvements the applicant must insure that the travel lane on the opposite side (east)
of the road will be at least 12 feet in width. If the remaining roadway is not 12 feet in
width than the applicant will be required to overlay the existing lane and provide 12 feet
of lane width.
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 one future street connection to the
residentially zoned property to the south which satisfies the requirements to connected
streets.
Staff Report Page 7 of 12
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 Eco/ogy 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 consists of a Biofilteration system which utilizes individual
drywells and on-site retention basins.
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 tighting 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 befinreen 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
Staff Report Page 8 of 12
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.
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 of Cullens 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.
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.
The applicant has submitted a tree and vegetation plan which indicates that all existing
trees in the open space are to remain undisturbed. The existing trees are a group of
large Douglas Firs some of which are located in areas that may put them in danger of
future tree failure. Grading activity for future road construction may result in the removal
of trees due to steep slopes on the north and south side of the open space tract.
Mitigation will depend on how many trees total will be removed and the availability to
mitigate that on a 1 to1 basis.
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.
Staff Report Page 9 of 12
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 within the subdivision shall connect to the City S.T.E.P. sewer
system. The existing sewer main located on Cullens Road at the south property
line of Cherry Meadows subdivision will need to be extended to the south and
connected to an existing 4" sewer main located at the north property corner of
Prairie Winds subdivision. The connection fee and inspection fee will be
established at the time of building permit issuance
3. Each dwelling unit with the subdivision shall connect to the City water system.
The existing water main located on Cullens Road at the south property line of
Cherry Meadows subdivision will need to be extended to the south and
connected to an existing 10" water main located at the north property corner of
Prairie Winds subdivision. The water main shall be 10" in size and provide
internal service to lots and hydrants. 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.
4. The developer shall provide and record a "protective well covenanY' meeting the
standards of the Thurston County Health Department restricting any contaminate
sources within the 100-foot well radius of the well located on the property to the
Staff Report Page 10 of 12
.
east of this site. Tract B will be held for future residential development upon
abandonment of the well head protection covenant.
5. 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 units to be removed.
6. Frontage improvements are required on the west half of Cullens Road, and shall
be improved to city standards for a Neighborhood Collector Street. Applicant
must ensure that the travel lane on the opposite side (east) of the Cullens Road
will be at least 12 feet in width as part of the frontage improvement requirements.
Internal streets will be constructed to Local Access Residential standards per the
development guidelines.
7. 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).
8. Olympic Region Clean Air Authority (ORCAA) approval is required for demolition
of the existing mobile home.
9. The proponent shall provide at least 5% of total acreage as qualified open space
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
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 City of Yelm and Intolight
to provide a lighting design plan for review and approval.
12. Prior to the approval of civil engineering plans, the applicant will provide the
Community Development Department an addressing map for approval.
13. Prior to the submission of final plat application, a subdivision name must be
reserved with the Thurston County Auditor's Office.
Staff Report Page 11 of 12
\
14. The civil engineering plans shall include a landscaping plan that is consistent
with the conceptual landscaping plan but that identifies type II landscaping along
the perimeter of the site. Landscaping appropriate to a neighborhood park shall
be required in the open space. The landscaping plans shall include details for
irrigation of all planting strips and required landscaping located in any open
space tract and along Cullens Road. Irrigation plans shall include a separate
water meter and approved backflow prevention devices.
15. The developer shall mitigate tree loss at a minimum of 1-1 for trees that cannot
be preserved. Tree loss shall be mitigated by planting a mix of evergreen and
deciduous trees along the East property line and on the South property line of
Tract B. Trees to remain must be protected during construction pursuant to
Chapter 14.16 YMC
16. 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.
17. 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.
18. 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.
Based on the Analysis and Conditions of Approval above, staff recommends that the
Hearing Examiner approve SUB-05-0684-YL.
Staff Report Page 12 of 12
Y
OFFICE OF THE HEARING EXAMINER
CITY OF YELM
REPORT AND DECISION
CASE NO.: SUB-05-0684-YL
APPLICANT:Jerry Honeysett
Honeysett Development
42106 236th Avenue SE
Enumclaw, WA 98022
AGENT: Skillings Connelly, Inc.
5016 Lacey Bivd. SE
Lacey, WA 98503
SUMMARY OF REQUEST:
The applicant is requesting preliminary plat approval to allow subdivision of 6.96 acres into
24 single family lots.
SUMMARY OF DECISION:
Request granted, subject to conditions.
PUBLIC HEARING:
After reviewing Planning and Community Development Staff Report and examining
available information on file with the application, the Examiner conducted a public
hearing on the request as follows:
The hearing was opened on December 4, 2006.
Parties wishing to testify were sworn in by the Examiner.
The following exhibits were submitted and made a part of the record as follows:
EXHIBIT "1" - Community Development Staff Report and Attachments
NISHA BOX appeared, presented the Community Development Department Staff Report,
and testified that the record should remain open to December 11, 2006, for comments.
Water and sewer presently exist in the road in front of the project and the applicant will
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perform standard road improvements. The site plan shows a road connection to the south
property line. After reviewing the plan the applicant and the City determined that
development will require removal of trees from the open space area and therefore the
applicant will need to mitigate for the trees lost by planting more.
BOB CONNELLY, professional engineer, appeared on behalf of the request and testified
that he has no objection to conditions of approval. Catch basins will direct stormwater to a
treatment facility and then to infiltration areas in the open space. They will use a level
spreader and an underground water quality device. The storm drainage facility could add to
the open space as it will have open water only at the low area and 4:1 slopes which do not
require a fence.
JERRY HONEYSETT appeared and testified that he recommends approval of the plat as
he has worked together with the City to develop the site plan. He anticipates houses in the
medium price range of$220,000 to $260,000.
No one spoke further in this matter and so the Examiner took the request under advisement
and the hearing was concluded.
NOTE: A complete record of this hearing is available in the City of Yelm Community
Development Department
FINDINGS, CONCLUSIONS AND DECISION:
FINDINGS:
1. The Hearing Examiner has admitted documentary evidence into the record, heard
testimony, and taken this matter under advisement.
2. The City of Yelm SEPA Responsible Official issued a Mitigated Determination of
Nonsignificance based on WAC 197-11-158 on October 2, 2006. No appeals were
filed.
3. Notice of the date and time of the public hearing was posted on the project site on
November 22, 2006, and mailed to property owners within 300 feet of the project
site on November 29, 2006, due to weather conditions. Notice of the date and time
of hearing was published in the Nisqually Valley News in the legal notice section on
November 24, 2006.
4. The applicant has a possessory ownership interest in a 6.96 acre parcel of property
abutting the west side of Cullens Road, north of Coates Road and Yelm Avenue
(SR-510). The parcel has a rectangular shape except for an 80 by 50 foot lot located
in the southeast corner adjacent to Cullens Road which is excepted from the plat.
The plat parcel measures 471 feet in a north/south orientation and 644 feet in an
east/west orientation. Improvements on the site include finro single family residential
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homes, an accessory garage, and agricultural structures. One house will remain on
proposed lot 13, but the house in the open space Tract B will be removed.
5. The preliminary plat map shows access provided to the site via a single, internal plat
road extending west from Cullens Road near the north property line and then turning
south where it dead-ends at the south property line in the western portion of the plat.
A second internal road extends east from the main road and terminates in a cul-de-
sac. A 15,385 square foot open space area and 15,389 square foot storm drainage
facility are located befinreen the two internal plat roads.A 38,720 square foot Tract B
extending from the storm drainage tract and cul-de-sac to Cullens Road will remain
in open space to protect a drinking water well serving the house in the excepted lot
in the southeast corner. The applicant requests preliminary plat approval to allow
subdivision of the site into 24 single family residential lots. The preliminary plat
proposes a minimum lot size of 5,199 square feet and a density of 3.45 dwelling
units per acre. The parcel contains no critical areas.
6. The parcel is located in the Moderate Density Residential (R6)zone classification of
the Yelm Municipal Code (YMC). Abutting parcels to the north, south, and east
across Cullens Road are also located within the R6 classification. However, the
property abutting the west property line is located within the Commercial (C1)
classification and is currently undeveloped. Parcels to the north and south are
improved with single family homes, and parcels to the east across Cullens Road are
undeveloped. Section 17.15.020(A)(1) YMC authorizes single family residential
dwellings as outright permitted uses in the R6 classification. Section 17.15.050 YMC
sets forth the density and lot development guidelines for the R6 classification and
has no minimum lot area requirements. However, said section requires yard
setbacks including 35 feet from arterial roads, a minimum side yard setback of five
feet from one side yard, and rear yard setback of 25 feet. Said section also restricts
building area coverage to 50%, minimum development coverage to 75%, and
maximum height of structures to 35 feet. Furthermore, Section 17.15.020 YMC limits
the density to six dwelling units per gross acre. The proposal of 24 dwelling units on
6.96 acres calculates to a density of 3.45 dwelling units per acre. The applicant will
increase the density by developing Tract B at such time as it can abandon the
drinking water well. The rectangular lots, having a minimum width of 50 feet, will
provide a building envelope which can support a reasonably sized structure meeting
all setback requirements. The project therefore complies with the R6 zone
classification.
7. Chapter 14.12 YMC requires that a plat applicant dedicate a minimum of 5% of the
gross area of the subdivision as usable open space. Open space uses may include
environmental interpretation or education, parks, recreation lands, athletic fields, or
footpaths/bicycle trails. The present plat must dedicate 15,385 square feet of open
space and the applicant proposes to do so. While not considered open space, the
underground storm drainage area will provide an additional 15,389 square feet of
grass. Conditions of approval require the applicant to improve the open space tract
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with play equipment, athletic courts, and picnic facilities. Compliance with Chapter
14.12 YMC will ensure that the plat makes appropriate provision for open spaces,
parks and recreation, and playgrounds.
8. A mitigating measure in the MDNS issued pursuant to the authority of the State
Environmental Policy Act (SEPA) requires the applicant to enter into a mitigation
agreement with the Yelm School District to offset the impacts of school aged
children residing in the plat on school services and facilities. Entry of the agreement
will ensure that the plat makes appropriate provision for schools and school
grounds.
9. Pursuant to the City's request, the applicant submitted a Traffic Impact Analysis
(TIA) for the project. The TIA anticipates that the project will generate 24 vehicle
trips during the p.m. peak period and an average daily volume of 230 trips. The TIA
assessed the impacts of the plat traffic on the intersections of Cullens Road/SR-510,
SR-507/SR-510, and the internal plat road/Cullens Road. The TIA anticipates that
the internal plat road/Cullens Road intersection will operate at Level of Service
(LOS) A, and that plat traffic will not appreciably impact the operation of the two
existing intersections. The applicant must comply with the City Transportation
Facility Charge (TFC) of$757.50 per dwelling unit and must also improve the west
half of Cullens Road across the plat frontage to City neighborhood collector
standards. The applicant will construct the internal plat road to local access
residential standards. The plat makes appropriate provision for streets, roads,
alleys, and other public ways.
10. The City of Yelm will provide both domestic water and fire flow to the site subject to
the applicant paying current connection fees and extending the waterline in Cullens
Road to the plat parcel. Upon such waterline extension and connection, the
preliminary plat will make appropriate provision for potable water supplies.
11. The parcel is within the City sewer service area and a four inch sewer main is
located within Cullens Road at the south properiy line of the Cherry Meadows
subdivision. The applicant must extend the sewer main to the south and connect it to
an existing sewer main located at the north property corner of the Prairie Winds
subdivision. The applicant will also pay City connection charges and satisfy its
obligation under the Killion Road North Sewer Local Improvement District. The plat
makes appropriate provision for sanitary waste.
12. The applicant will construct sidewalks on one side of the internal plat road as well as
along the west side of Cullens Road. The City will require streetlighting to provide
safety to pedestrians, vehicles, and homeowners at the time of civil plan review. The
plat makes appropriate provision for safe walking conditions.
13. The applicant will construct the stormwater drainage facilities to City standards
which include the 1992 Department of Ecology Stormwater Manual. The applicant
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presently proposes a stormwater treatment system consisting of a biofiltration swale,
individual drywells, and an on-site retention basin. Construction of the storm
drainage facilities to City standards will ensure that the plat makes appropriate
provision for drainage ways.
14. The plat landscaping must satisfy the requirements of Chapter 17.80 YMC which
requires a Type II landscape buffer around all property lines with the exception of
Cullens Road. Chapter 17.80 requires a Type III landscape buffer along Cullens
Road as well as along the new internal plat roads.
CONCLUSIONS:
1. The Hearing Examiner has jurisdiction to consider and decide the issues presented
by this request.
2. The applicant has established that the request for preliminary plat approval satisfies
all bulk regulations of the R6 zone classification.
3. The proposed preliminary plat makes appropriate provision for the public health,
safety, and general welfare for open spaces, drainage ways, streets, roads, alleys,
other public ways, potable water supplies, sanitary waste, parks and recreation,
playgrounds, schools and school grounds, and safe walking conditions.
4. The proposed preliminary plat will serve the public use and interest by providing an
attractive location for a single family residential subdivision and therefore should be
approved subject to 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 within the subdivision shall connect to the City S.T.E.P. sewer
system. The existing sewer main Iocated on Cullens Road at the south
property line of Cherry Meadows subdivision will need to be extended to the
south and connected to an existing 4" sewer main located at the north
property corner of Prairie Winds subdivision. The connection fee and
inspection fee will be established at the time of building permit issuance
3. Each dwelling unit with the subdivision shall connect to the City water
system. The existing water main located on Cullens Road at the south
property line of Cherry Meadows subdivision will need to be extended to the
south and connected to an existing 10" water main located at the north
property corner of Prairie Winds subdivision. The water main shall be 10" in
size and provide internal service to lots and hydrants. 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
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246-290-490 WAC.
4. The developer shall provide and record a"protective well covenant" meeting
the standards of the Thurston County Health Department restricting any
contaminate sources within the 100-foot well radius of the well located on the
property to the east of this site. Tract B will be held for future residential
development upon abandonment of the well head protection covenant.
5. The proponent shall mitigate transportation impacts based on the new
residential P.M. peak hourtrips 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 units
to be removed.
6. Frontage improvements are required on the west half of Cullens Road, and
shall be improved to city standards for a Neighborhood Collector Street.
Applicant must ensure that the travel lane on the opposite side (east) of the
Cullens Road will be at least 12 feet in width as part of the frontage
improvement requirements. Internal streets will be constructed to Local
Access Residential standards per the development guidelines.
7. 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).
8. Olympic Region Clean Air Authority (ORCAA) approval is required for
demolition of the existing mobile home.
9. The proponent shall provide at least 5% of total acreage as qualified open
space
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 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
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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 City of Yelm and
Intolight to provide a lighting design plan for review and approval.
12. Prior to the approval of civil engineering plans, the applicant will provide the
Community Development Department an addressing map for approval.
13. Prior to the submission of final plat application, a subdivision name must be
reserved with the Thurston County Auditor's Office.
14. The civil engineering plans shall include a landscaping plan that is consistent
with the conceptual landscaping plan but that identifies type II landscaping
along the perimeter of the site. Landscaping appropriate to a neighborhood
park shall be required in the open space. The landscaping plans shall
include details for irrigation of all planting strips and required landscaping
located in any open space tract and along Cullens Road. Irrigation plans
shall include a separate water meter and approved backflow prevention
devices.
15. The developer shall mitigate tree loss at a minimum of 1-1 for trees that
cannot be preserved. Tree loss shall be mitigated by planting a mix of
evergreen and deciduous trees along the East property line and on the South
property line of Tract B. Trees to remain must be protected during
construction pursuant to Chapter 14.16 YMC
16. 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.
17. 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.
18. 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
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purchase required hydrant locks.
DECISION:
The request for approval of the Cullens Road preliminary plat is hereby granted subject to
the conditions contained in the conclusions above.
ORDERED this 21 St day of December, 2006.
STEPHEN K. CAUSSEAUX, JR.
Hearing Examiner
TRANSMITTED this 21St day of December, 2006, to the following:
APPLICANT:Jerry Honeysett
Honeysett Development
42106 236th Avenue SE
Enumclaw, WA 98022
AGENT: Skillings Connelly, Inc.
5016 Lacey Blvd. SE
Lacey, WA 98503
OTHERS:
Don Findlay
P.O. Box 310
Gig Harbor, WA 98335
G.L. Honeysett
P.O. Box 2045
Auburn, WA 98071-2045
David Demko
17225 119th Avenue
Yelm, WA 98597
City of Yelm
Tami Merriman
105 Yelm Avenue West
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P.O. Box 479
Yelm, Washington 98597
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CASE NO.: SUB-05-0684-YL
NOTICE
1. RECONSIDERATION: Any interested party or agency of record, oral or
written, that disagrees with the decision of the hearing examiner may make a written
request for reconsideration by the hearing examiner. Said request shall set forth specific
errors relating to:
A. Erroneous procedures;
B. Errors of law objected to at the public hearing by the person requesting
reconsideration;
C. Incomplete record;
D. An error in interpreting the comprehensive plan or other relevant material; or
E. Newly discovered material evidence which was not available at the time of
the
hearing. The term "new evidence" shall mean only evidence discovered after the hearing
held by the hearing examiner and shall not include evidence which was available or which
could reasonably have been available and simply not presented at the hearing for whatever
reason.
The request must be filed no later than 4:30 p.m. on Januarv 2, 2007 (10 days from
mailing)with the Community Development Department 105 Yelm Avenue West,Yelm, WA
98597. This request shall set forth the bases for reconsideration as limited by the above.
The hearing examiner shall review said request in light of the record and take such further
action as he deems proper. The hearing examiner may request further information which
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shall be provided within 10 days of the request.
2. APPEAL OF EXAMINER'S DECISION: The final decision by the Examiner
may be appealed to the city council, by any aggrieved person or agency of record, oral or
written that disagrees with the decision of the hearing examiner, except threshold
determinations (YMC 15.49.160) in accordance with Section 2.26.150 of the Yelm
Municipal Code (YMC).
NOTE: In an effort to avoid confusion at the time of filing a request for
reconsideration, please attach this page to the request for reconsideration.
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