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01-30-95 Joint Comprehensive Plan PH Minutes Thurston County Commissioners and Yelm City Council Joint Comprehensive Plan Public Hearing 6:00 pm, Monday, January 30, 1995 Thurston County Fire District No. 2 709 Mill Road SE, Yelm I The public hearing was called to order at 6:07 pm, by Mayor Kathryn M. Wolf. Mayor Wolf introduced Thurston County Commissioners Diane Oberquell, District #2; Dick Nichols, District #3 and Judy wilson, Chair of the Board of County Commissioners, District #1, and Yelm City Councilmembers Bob Gallagher, Velma Curry, Martha Parsons and Amos Lawton. Staff introduced: Sandy Mackie, Owens, Davies, Mackie, representing Yelm; Lynn Dosheery, Thurston County Advanced Planning; Shelly Badger, Yelm Chief Administrative Officer and Agnes Colombo, Yelm City Clerk. Mayor Wolf announced that the purpose of the public hearing is to discuss the Joint Comprehensive Plan for the Yelm Urban Growth Area. Sandy Mackie, representing Yelm, added that the principal document is a draft of the Joint Comprehensive Plan. Additional documents including Yelm's Transportation and Sewer and Water Comprehensive Plans, were identified as appendices to the Comprehensive Plan and considered to be part of the document. The Thurston County and Yelm Planning Commissions have held public hearings and arrived at a recommendation - Revisions to the Yelm Comprehensive Plan, Joint Plan with Thurston County, Jan 18, 1995. The recommendation of the staff and public hearings is to adopt the Plan as originally presented together with those provisions recommended by the Commissions. A draft (11/22/94) and Final Environmental Impact Statement, (1/3/95), have been issued. Although the EIS is final, people wishing to raise environmental concerns may do so and information may be a part of tonight's deliberations. Action following this public hearing includes a joint work session and individual work sessions. Ultimately, the Plan may be adopted as recommended, be modified, or judged as not meeting goals based on objectives and testimony received during the public hearing. It is hoped that both entities will make a final decision during the month of February. On February 16, the Board of County Commissioners is scheduled to hold a final work session on the Plan. Yelm City Council will hold a work session on February 8, and will on February 22, review any final changes and adopt the Plan. February 27, is the date for the Board of County Commissioners adoption of the Plan. This schedule is tentative. An overview of the Urban Growth Boundary was presented by Mr. Mackie. Due to the number of people in attendance, it was Yelm - Thurston Co. Comprehensive Plan 1/30/95 Joint Public Hearing Page 1 suggested that public testimony be received first and then followed by a question and answer period. This format was acceptable to the officials present. Mr. Mackie explained the goals for the meeting. He described and indicated (on the display land use map) the Yelm sub-area as running from the Centralia Power Canal on the north and east following the Weyerhaeuser RR right-of-way to an area south of the school, across Hammerschmith Hill, around the SW Annexation and the NW area west of 510 and from the canal back to the city limits. The future land use map also identified the proposed zoning as recommended by the Planning Commission. Questions to be addressed include: the appropriateness of the boundaries being used; statistics recommended by the Planning Commission and used during tonight's hearing; and discrepancies found in Regional Planning numbers. The County will be redigitizing the map (developed, unbuildable and undeveloped) and additional numbers on developable acreage in/outside the City will be available prior to scheduled work sessions. Desired map changes should be requested during tonight's hearing. The aggregate area identified for commercial development will be presented for consideration. Recommended numbers used in city models for land area devoted to commercial development is generally about 10%. The display map used tonight identifies only about 7% for commercial use. Yelm serves a market area of almost 13 miles to the City of Lacey and 15 miles north to the Spanaway/Puyallup area. So even though Yelm is a relatively small city, it serves a large market area. Does the commercial area identified accommodate the potential need for the next 20 years? Secondary criteria is evaluating if the land is configured so that commercial activities can take place internally to the site, reducing the need for traffic to go on and off major arterials and avoid strip commercial zoning. Areas recommended by staff for consideration for commercial development include the area between Stevens and Yelm Creek and between Cullens and Killion. Transportation Plan changes include looking at how to solve the problem of having a pair of state highways with a single traffic light in the center of town. WSDOT has identified three bypass corridors. The west bypass, identified as Y-1, runs through a planned community where it will serve as a local arterial until the state decides if the Y-1 bypass will be built. Y-2, a southern route, was originally identified by a mile-wide pencil line on the map. The state and city will begin a corridor study on Y-2 early in 1995 and have not identified its exact location. It's likely that it will go south of town. A second alternative would be to bring Y-2 through the center of town and have it serve as a road improvement to the existing road network; or bring it to the center of town and have it link with the Y-3 bypass. No decisions have been made and no decisions are requested for tonight. The state Yelm - Thurston Co. Comprehensive Plan 1/30/95 Joint Public Hearing Page 2 will, through its processes, do corridor studies with full environmental reviews, we are only acknowledging that the state has plans in this area. Probably, the biggest change since 1992, is focus on the Y-3 corridor, coming off SR510, and linking existing road networks. Y- 3 would follow along Canal Road to Grove Road and back out to SR507. This would substantially reduce the amount of congestion on Yelm Avenue. Levels of traffic service without development of corridors would deteriorate to possibly an F level of traffic. The specific location of corridors has not been identified. Recommended zoning designation areas were identified by color on the map. The area south of SR507 and east of Bald Hills Road was identified as multi-family. At least the southern third of that property is presently owned by the Yelm Telephone Company, it may be that this area would be more appropriately zoned commercial. Also shown as potential commercial was the area north of Stevens/West Road to Yelm Creek and an area between Cullens and Killion. Lynn Dosheery, representing Thurston County, stated for clarification that technically the Comprehensive Plan will establish land designations, but that zoning, consistent with those designations, would be adopted later this year. Mr. Mackie added that zoning would be part of development regulations expected to go before the Yelm Planning Commission in February and City Council in April. He added that discussion tonight is on Comprehensive Plan designations. The zoning map implementing the zones would be coming through in the next three months. The floor was opened to receive public testimony. Nancy Weidinger - requested an explanation of a F level of traffic service. Mr. Mackie responded that A/B traffic moves smoothly; C identifies traffic as beginning to start and stop; by E level traffic is congested and heavily impacted; and by F level traffic, from time to time, comes to a complete standstill. Ms. Weidinger expressed concern about Hammerschmith Hill, she lives 700 feet from the line identifying the Y-2 corridor. She explained that geologically the hill is very touchy and that beyond 2 or 3 feet of depth soil ends and rock begins. Mr. Mackie responded that the map is misleading; the Y-2 corridor ties into where the Y- 3 corridor meets SR507 in the Grove Road area. Ms. Weidinger continued that Yelm's water supply comes in underneath Hammerschmith Hill, and is quite shallow. Storm water runoff from a highway in that area would pollute the recharge for Yelm's aquifer. She therefore takes great issue with this location and added that she is not thrilled about eminent domain either. Cindy Schorno, Yelm Real Estate, asked if representatives from state Community Development were in attendance. Mr. Mackie Yelm - Thurston Co. Comprehensive Plan 1/30/95 Joint Public Hearing Page 3 responded that notification received indicated that they would not be attending. He explained that Washington State Department of Community, Trade and Economic Development is the state agency charged with administering and aiding communities with their Growth Management Plans. One of the questions they will ask is if the plan is consistent with Growth Management criteria. The decision ultimately lies with the Board of Commissioners and City Council. Ms. Schorno, using the original computer map, showing developable/undevelopable lands, identified the area having potential for residential development. She stated that if you actually tour the area you will find homes on 1 to 2 acre tracts and some as large as 20 acres that are being considered developable property. The smaller tracts are not suitable for development. Platting in this area occurred prior to September of 1990, when county zoning was downgraded to 1 dwelling per five acres. She believes conclusions as to the amount of developable land are therefore incorrect. Mr. Mackie added that the real question is how much land do we really think will be available for development in this area. Ms. Schorno, calling upon her skills and knowledge as a real estate professional, believes that only 35 to 50 percent of the land is developable. While there is a lot of land identified on the map - it is not developable. J.O. Alt, explained that he thought this meeting was about water reuse, an area he believes he may be able to contribute to. And offered to provide assistance with the technology for Yelm' s project. Mr. Mackie gave a brief overview of Yelm's Water Reuse project and its goals. Mayor Wolf announced that during the 3rd week in February a meeting will be held on this project. Mr. Alt was asked to contact Gene Borges, project manager, for additional information. Mike Edwards, president, prairie Security Bank, headquartered in Yelm, was formed in 1986 and opened for business in 1988. The bank has ten local directors, all are also community business leaders, 49 employees and assets of about $40 million. PSB granted $36 million in real estate loans last year, some to refinance for lower rates and some combined for refinancing and home improvements/remodels in the area referred to by Cindy Schorno. Improvements are being done because property owners like the area the way it is. They like the distance around them and the size of their yards and their neighborhoods. Because of this it is difficult to move these people out and unlikely that this property will be available within the next twenty years to achieve a greater density population development. Mr. Edwards best estimate is that between 40 and 50 percent of the property could be used for greater additional density population of residential homes. The land area is mis leading because human factors, unique to this community, are involved. Mr. Edwards estimated that close to 300 residential lots are fully developed or in the development process at this time within the city limits. Average is 4 units per acre with 20% of the land typically being lost in the development process for use as buffers, Yelm - Thurston Co. Comprehensive Plan 1/30/95 Joint Public Hearing Page 4 roads, setbacks, wetlands or other environmentally sensitive determinations. Proposed new development regulations will result in the loss of additional developable lands within subdivisions, largely due to wider roads requirements. Mr. Edwards added that the land area identified for commercial development is very low considering the current level of development. He explained that commercial development has its own gravitational force which attracts and feeds on its own momentum. Mr. Edwards summarized by saying that his comments reflect the position of the directors of PSB, all local community members with knowledge of the area's character, and that the collective experience of these individuals finds that while the Urban Growth Boundary as defined is adequate for 20 years, it is not overly so. John Huddleston, JCH Development, spoke as a 20 year resident of the Yelm area. A recently completed 41 lot residential subdivision in the City resulted in a loss of slightly over 20% of acreage to sidewalks, roads, open space and stormwater treatment. If built under current standards an additional 5% of developable space would be lost. Mr. Huddleston explained that land for residential lot development is difficult to find. People living on 5 acre or smaller tracts prefer to keep it that way. They would rather improve their property than develop; developing would result in more homes surrounding them. Also, it is economically difficult to do residential development on parcels of less than five acres. Based on this he would support the assumption that no more than 50% of the designated property would even be available for development. Additionally, some property is not capable of supporting residential development because of consideration to power line easements, and setbacks from critical/sensitive areas, such as Yelm Creek. In working on the steering committee for the Yelm Vision Plan, one of the central points was to create pedestrian friendly environments within the commercial district. This requires more depth to the commercial area, rather than continuing in length. Also required is a connecting road system that would encircle the commercial district so that once entered, it would be possible to move about freely, without concern about being run over by cars entering and leaving the commercial development. He voiced support for enlarging the commercial area to accommodate additional depth, connecting road ways and the developing of pedestrian walkways. Mr. Huddleston explained that his letter, submitted to the Board of Commissioners and City Council, concerns property located on the corner of Burnett Road and SR510. He identified 10+ acres of commercial property being developed at that intersection and a 1.4 acre parcel across Burnett Road that was approved for annexation last week. He requested that the 1.4 acre parcel be allowed to Yelm - Thurston Co. Comprehensive Plan 1/30/95 Joint Public Hearing Page 5 rezone from R-6 to C-1. His intent is to incorporate the smaller piece in the overall development plan for the 10.5 acre piece across the street. The 10.5 acre property is relatively flat, level and without trees. The smaller parcel has a natural depression well suited for storm water use and is heavily treed and would provide a nice buffer between commercial and residential development. It could also serve in the realignment of Burnett Road (where it joins with SR510) in a relatively simple way. The state is currently planning an improvement project on SR510 beginning at Burnett Rd. and ending at the main intersection. They will be looking for additional areas for stormwater retention to help alleviate some of the problems being experienced in the area around the high school. There was no response to Mayor Wolf's invitation to hear additional speakers. Mayor Wolf requested that written comments received from John Graver, Windermere Real Estate, John Huddleston, JCH Development and 14 property owners and residents concerned about the location of the Y-3 corridor be entered into the record. Mayor Wolf again requested anyone in the audience with comments to please speak before the end of the meeting. A question and answer period followed: Mike Edwards addressed Sandy Mackie and stated that he understood from earlier comments that the Washington State Department Community, Trade and Economic Development (DCD) had filed a comment letter indicating that they felt the UGB might be overstated. He requested insight on the reasoning for this conclusion. Sandy Mackie responded that historically they (DCD) had not been attending the public hearings. Mr. Mackie felt the issue was tied into the overall acreage included in the SW Yelm Annexation. DCD didn't have the SW Yelm Master Plan for the planned community in front of them when their response was composed. Yelm expects that only 30% of the SW Yelm Annexation will be built in the next 20 year period. This conclusion is based on the experience of similar developments, like Indian Summer, which has built about a half- dozen houses and has just recently completed their country club. The project is 10 years into the planning process and has just begun. Development in the SW Yelm Annexation area is expected to occur during the second 10 year period as no infrastructure exists. Secondly, if examined, the numbers generated by the County's computer indicate an extra 1,000 acres. However, not all of the land is or will be available for sale, particularly the 2-3 acre tracts as pointed out by Mr. Edwards, Mr. Huddleston and Ms. Schorno. This information needs to be part of the record so the Board of Commissioners are aware of the facts. Also questioned is if rural lands important for habitat, long-term commercial agriculture, forestry or mining uses, or land in environmentally Yelm - Thurston Co. Comprehensive Plan 1/30/95 Joint Public Hearing Page 6 sensitive areas have been inappropriately included as developable land within the UGB. John Huddleston questioned areas to be used for schools. Sandy Mackie responded that there would probably be demand over the next 20 years for an additional 6-7 schools. This would remove an additional 100 acres of ground, typically located in or near residentially zoned centers. Nancy Weidinger, in questioning the Y-2 corridor location, explained that there are a number of large, old oak trees in this area and asked if those trees would be protected? Commissioner wilson responded that if the trees provided significant habitat for the gray squirrel, which is protected, they may be. However, this would be a state road and the state would be the appropriate agency to direct this question to. Ms. Weidinger commented that the only accessible access off the (Hammerschmith) ridge takes traffic north along Clark Road. Commissioner wilson again explained that the proposed Y-2 corridor would be a state road and that comments concerning the road need to be addressed to that agency. Shelly Badger added that $28,000 was still needed to begin the Y-2 study and that the goal is to have it begin during 1995. When Ms. Weidinger questioned possible locations for the Y-2 corridor, Sandy Mackie responded that the state could elect to put the road outside of Yelm's UGB. She then asked if she lived within the Urban Growth Area, Commissioner wilson's and Mr. Mackie's response indicated that this was not determined as the boundary has not been adopted. It would be possible for someone to appeal the line to the hearings board. Mr. Mackie explained that when the line (Urban Growth Boundary) is adopted by the board, it is presumed valid until such time as an official authority says to do it allover again. Ms. Weidinger then questioned if adoption of the line automatically set zoning. Sandy Mackie answered no, and explained that as long as the property is located in the county the zoning is R-1/5 and will remain so unless the county changes the zoning. Upon approval of the UGB, Yelm will develop extraterritorial planning, and produce a map showing designated zoning for property within the boundary. In order for the zoning identified on this map to become effective the property would have to be annexed to the City and sewer/water service would have to be available. In response to questions about the Y-2 corridor, Sandy Mackie explained that the information received tonight will become areas to be looked at as part of the corridor study. Cindy Schorno asked about the potential tax base and economic impact of the Comp Plan on Yelm. Sandy Mackie responded by stating that residential properties provide less than half of their total costs to the system. Commercial and industrial properties Yelm - Thurston Co. Comprehensive Plan 1/30/95 Joint Public Hearing Page 7 pay substantially more and it's therefore important to achieve a balance. This is another reason for recommending expansion of the commercial areas. Cindy Schorno stated that Yelm' s trade area covers a 10 mile radius, including property located in Thurston and pierce County, with a population of around 34,000 to 40,000. Yelm is a commercial hub for the surrounding area. When asked if a property owner in the industrial area would have to use it for purposes designated by zoning, Mr. Mackie responded that they would not have to. The individual expressed an interest in using her property for senior housing. Mr. Mackie explained that the disadvantage of this use is that the housing project would then be protected by state noise standards and could limit the future siting of industries on industrially zoned property. John Graver questioned the effects on commercial development of the visioning group plans. Shelly Badger answered that the group has specifically stayed away from zoning. Mr. Graver expressed his belief that more hub areas are needed. Ms. Badger responded that the vision plan does address the need for more depth in the commercial area and development of retail centers rather than increasing the length of the commercial district. No questions were asked in response to Mayor Wolf's invitation for additional questions. Mayor Wolf announced upcoming meetings: Yelm City Council Work Session, 2/8/95, 6:00 pm, Yelm City Hall Thurston County Board of Commissioners Work Session, 2/16/95, 9:15 am, Thurston County Courthouse Hopefully action will be taken by Yelm City Council on 2/22/95 and by the Board of County Commissioners on 2/27/95. Mayor Wolf invited written comments and closed the public hearing at 7:30 p.m. A work session followed the public hearing. Issues raised included: 1) Urban Reserve Zone, a language change needed in the Comp Plan; 2) Nisqually Pines; 3) Need for a Septic Tank Maintenance District; and 4) Need for Development Regulations for the Urban Growth Area. ~ f, ~ . rl'I) J: );. (;-' . / Ka hryn . wZl f, M1I:r City of Yelm ~./-d/~ evdy W~lson, Chair Board of County Commissioners Yelm - Thurston Co. Comprehensive Plan 1/30/95 Joint Public Hearing Page 8