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20130108 NOD 08232013 City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597 360-458-3835 NOTICE OF DECISION DATE: August 23, 2013 PROJECT NAME: Rochester Short Plat nd PROJECT LOCATION: 108 2 Street SE, Yelm, WA 98597 PARCEL NUMBER: 6440070110 20130108 CASE NUMBER: N that the Community Development Department issued a short OTICE IS HEREBY GIVEN subdivision approval to Richard and Thelma Rochester, in order to subdivide one parcel into two parcels, at the above referenced location. The complete decision may be viewed on the City’s website at www.ci.yelm.wa.us and choosing ‘Agendas/Notices’ and ‘Public Notices’ from the menu system. A copy of the decision may also be obtained at the Community Development Department in City Hall at 105 Yelm Avenue West, Yelm, WA 98597 during normal business hours for a fee of 15 cents per page. For additional information, please contact the Community Development Department at 360-458-3835. STAFF REPORT City of Yelm Community Development Department Case Number: 20130108 Rochester Short Plat Applicant: Richard & Thelma Rochester th 4810 45 Ave SE Lacey, WA 98503 Agent: Butler Surveying, Inc PO Box 149 Chehalis, WA 98532 Request: Subdivide one parcel into two lots. Recommendation: Approval, with conditions Proposal The applicant is proposing to subdivide an approximately .6020 sq. ft. parcel into 2 single-family residential lots. The property is zoned Central Business District (CBD), which allows for residential development on existing lots of record one acre or less. Property Characteristics nd The property is located at 108 2 Street SE, Yelm, WA 98597. The property is currently identified by Assessor Tax Parcel Number 64400701100. The property has been used for residential purposes, with two existing homes. One of . the homes sustained substantial damage due to a fire, and must be demolished The surrounding properties are zoned Central Business District (CBD) with commercial development to the west and south, and residential uses to the east and north. Notice of Application Notice of this application was mailed to state and local agencies, and property owners within 300 feet of the project site on July 26, 2013. Washington State Department of Ecology noted that if contamination occurs during the proposed SEPA action, testing must be conducted, and clearing of one or more acres of soil survey may require a NPDES permit. As this project is exempt from SEPA environmental review, and the parcel is less than one acre, nothing is required to address these comments. State Environmental Policy Act This short subdivision is exempt from SEPA environmental review pursuant to Section 197-11-800(6)(a) WAC. Concurrency Chapter 15.40 YMC requires the reviewing authority to determine that required urban infrastructure is available at the time of development. Concurrency means the facilities necessary to serve a proposed development are in place or planned for and properly funded with a reasonable expectation that the facilities will be in place at the time needed to preserve adopted levels of service. Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1) YMC when the project is within an area approved for sewer pursuant to the adopted sewer comprehensive plan for the city and improvements necessary to provide city standard facilities and services are present to meet the needs of the proposed development. The project is within the sewer service area and is currently connected to the City STEP sewer system. 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 Short 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 and is currently connected to the City’s water system. This satisfies the requirement for concurrency with water infrastructure. Staff Report Page 3 of 9 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. nd Frontage improvements for 2 Street SE and Jefferson Avenue are required to be constructed to current standards. The applicant has requested a deferral of the above frontage improvements. Section 4B.080 (C) Yelm Development guidelines allows the City to determine when frontage Improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. The City has adopted a Transportation Facility Charge (TFC) of $1,321.00 per pm peak trip. Traffic Facility Charges are applied at the time of building permit issuance. These conditions satisfy the requirement for concurrency with transportation infrastructure. Concurrency with Fire Protection is achieved pursuant to Section 15.40.020 (6) YMC when the developer makes a contribution to the fire protection facilities as identified in the most current version of the capital facilities plan adopted by the SE Thurston Regional Fire Authority and endorsed by resolution of the Yelm City Council. The Council has waived the fire impact fee by Resolution 533 until the SE Thurston Regional Fire Authority establishes a region wide impact fee. This fee is subject to change by City Council resolution and is collected at the time of building permit issuance. 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. Comments received from Yelm School District require school mitigation fee for the new home. The applicant shall negotiate a school mitigation agreement with Yelm Public Schools. Staff Report Page 4 of 9 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. The CBD zoning district does not have specific setback requirements, however states that development must stay within the character of the neighborhood. The existing building, and proposed location for replacement of the burnt structure meets current minimum setback and height requirements as one home is existing, and the new construction is proposed in approximately the same footprint as the previous residence. 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 City may waive the open space requirements when the applicant makes an adequate showing that the purpose of the required open space may be otherwise served. In this instance, the homes were preexisting, and the required amount of open space would be too small to provide any benefit to the public. Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area and both homes have been connected to the City’s STEP sewer system. nd The home located on the proposed Lot 1, on the northwest corner of 2 Street and Jefferson Avenue is served by an existing STEP tank located on the adjoining property to the east. In the event that the existing STEP tank needs replaced or repaired, adequate reserve area shall be provided for on proposed Lot 1 for the installation of a STEP tank and service lines. The second home on the parcel was also connected to the above referenced tank at one time. This connection has been removed, and any residence on this site is required to install a STEP tank on the new parcel serving the new structure. Water System The City’s Water Comprehensive Plan identifies the property as being within the water service area and both residential units connected to the City’s water system. No additional water connections are required at this time. Staff Report Page 5 of 9 nd The home located on the proposed Lot 1, on the northwest corner of 2 Street and Jefferson Avenue is served with water by an existing meter adjacent to the house. The location of this meter does not meet current development guideline standards. The meter should be moved to the City right-of-way in the alley near the southwest corner of the proposed Lot 2. A service line shall be installed from the meter to the existing home. The service line shall be protected by either a standard ten (10) foot utility easement on both properties, or by a private easement between the two parcels. 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. The applicant has requested a deferral of required street frontage improvements via a nd letter dated July 22, 2013. The project fronts 2 Street and Jefferson Avenue, both of which are unimproved. The completion of full frontage improvements at this time would result in the mismatching of existing frontages of surrounding properties with the new frontages of the subject property. Based on the existing conditions of the street frontages and to promote public benefit, the City is in support of the deferral at this time. There is a public benefit in coordinating small improvements with a larger project such as through Local Improvement Districts (LID). Deferred frontage improvements shall be secured for installation at a later date by a waiver of protest, and commitment to participate in a local improvement district. The property owner shall execute and record a covenant document that insures the participation of the subject property owner(s) in any local improvement district formed for the construction of such frontage improvements. The City has adopted a Transportation Facility Charge (TFC) of $1,321.00.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated by the proposed use. The project does not create any additional peak pm trips, as one of the residences already exists, and the proposed new residence replaces a previous residence, therefore Transportation Facility Charges are not required. Chapter 16.16.090 YMC requires that the layout of new subdivisions provide for the continuation of streets existing in adjoining subdivisions and to provide for the continuation of new streets within the subdivision to adjacent properties that have not been subdivided. In this instance, it is not necessary to create future street connections nd due to the alley located to the south of the lots and their existing frontage along 2 Street and Jefferson Avenue. Staff Report Page 6 of 9 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. The proposed project meets the minimum parking requirements by providing a 20 foot driveway approach. 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 project is not proposing any additional impervious surfaces and thus does not require a preliminary stormwater plan for the treatment of stormwater runoff. Short Plat Name and Addressing A Short Subdivision name must be reserved with the Thurston County Auditor’s Office prior to submitting for final plat approval. Addressing and street naming within the short subdivision will be assigned by the Community Development Department prior to civil engineering plan approval. Landscaping Landscaping and screening are necessary to provide screening between compatible and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets of the City. Chapter 17.80 YMC requires all development to provide on site landscaping. Type II landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevation. It is used around the perimeter of a site with a minimum planting area of eight-feet in width, although for a residential subdivision a solid wood fence may be used for perimeter landscaping. In this instance, the subject parcel and adjoining parcels are preexisting, and have been developed as residential lots for many years. The requirement of perimeter landscaping between existing residential lots is not required. Type III landscaping is intended to provide visual relief where clear sight is desired. This type is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. The minimum width for Type III landscaping shall be six-feet, a four-foot width may be used through parking area pedestrian walks where accent Staff Report Page 7 of 9 trees are used. The applicant has requested a deferral of frontage improvements and thus the Type III landscaping is not required at this time. Type V landscaping to provide visual relief in stormwater retention/detention areas with vegetation that is suitable and will thrive in hydric soils. The project is not creating any additional impervious surfaces and thus does not require a stormwater facility to treat storm water runoff. Critical Areas All of Yelm is considered a critical aquifer recharge area, and existing development regulations address the potential impacts to this critical area. The primary regulation for protecting the aquifer is the requirement for collection, treatment, and infiltration of stormwater from a project site. Yelm’s critical areas maps indicate that the property is located outside of wetlands and flood zones, and high groundwater areas. Staff Recommendation Section 16.12.170 YMC requires written findings prior to a decision on a preliminary short subdivision. The applicant has established that the proposed short subdivision, if conditioned, adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, and sidewalks. That the public use and interest will be served by the short subdivision of the property, if conditioned as recommended in this report. The short subdivision, if conditioned as recommended in this report, is in conformance with the Yelm-Thurston County Joint Comprehensive Plan, the City of Yelm Zoning Code, the City of Yelm Subdivision Code, and the City of Yelm Development Guidelines. 1. Deferred frontage improvements shall be secured for installation at a later date by a waiver of protest, and commitment to participate in a Local Improvement District (LID). 2. The applicant shall show on the final plat, a reserve area adequate for the placement of a future STEP tank and service, should the existing service need abandoned on Lot 1. Staff Report Page 8 of 9 3. The applicant shall move the water meter for the proposed Lot 1 to the alley at the southeast corner of Lot 2, and provide either a standard ten (10) utility nd easement along the front of both parcels on 2 Street, or a private easement between the parcels. This easement shall be shown on the face of the plat. 4. The applicant shall negotiate a school mitigation agreement with Yelm Public Schools. 5. Prior to the submission of final plat application, a short subdivision name must be reserved with the Thurston County Auditor’s Office. The request for preliminary approval is hereby granted subject to the conditions contained in the conclusions above. nd Prepared this 22 day of August, 2013 by _________________________ Tami Merriman, Associate Planner nd APPROVED this 22 day of August, 2013 by Grant Beck, Director of Community Development Site Plan Review Committee City of Yelm Staff Report Page 9 of 9