6/12/06City of Yelm
Planning Commission
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Next regular meeting
Monday, July 17, 2006 - 4:00 P.M.
Yelm City Hall Council Chambers
Enclosures are available to non-Commission members upon request.
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with a disability in need of accommodations to conduct business, or to participate in government processes or
activities, please contact Agnes Bennick, at 360-458-8404 at least four (4) working days prior to the scheduled event.
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Development Department at (360) 458-3835.
AGENDA
Yelm Planning Commission
Monday, June 12, 2006
4:00 P.M.
Yelm City Hall
105 Yelm Avenue West
Call to Order and Roll Call
Approval of Minutes: May 15, 2006
Public Communications not associated with agenda items
Public Hearings: None Scheduled
Other
a. Old Business -Comprehensive Plan Update -Report from Subcommittee
(Kathy McCormick, lead)
b. New Business -Comprehensive Plan Update -Open House Schedule
(Kathy McCormick, lead)
Adjourn
#.
Summary of Proposal, Issues, Analysis & Rationale
Summary of Recommendations
Proposal Title: 2006 Proposed Amendments to the Yelm Comprehensive Plan and
Yelm/Thurston County Joint Plan
Affected Chapters:
Chapter I I -Growth Management Act Planning Parameters
Chapter III -Land Use
Chapter IV -Housing
Chapter XI I -Environment
Chapter XIV -Miscellaneous Provisions
Proposed By: City of Yelm
Staff Contacts:
Kathy McCormick, AICP, Senior Planner
Grant Beck, Community Development Director
Proposal Description:
^ Map Change(s) ^ Text Change(s) ^ Both
^ Affects Unified Development Code, other plans/documents?
^ Affects County or applies to Urban Growth Area?
Summary of Proposal
The proposed comprehensive plan amendments to
Growth Area (UGA) will bring the plan up to date -
information -and keep the plan in compliance wit
Management Act.
1 ssues, Analysis & Rationale
the City of Yelm and Yelm Urban
making use of the latest available
h the State of Washington Growth
Background
The City of Yelm requested an update of its 2005 City of Yelm Comprehensive Plan.
Sections of the plan proposed for amendments will bring the plan up to date and
compliant with the State Growth Management Act. Amendments proposed are joint
plan amendments which will go through both the City of Yelm and Thurston County
amendment process. This is necessary since Thurston County has a joint plan
agreement with the cities and have adopted policies that will guide development in
areas that are not yet annexed to the city but that are included within the identified city
urban growth area. All amendments except for the minor amendment to Chapter XII
and XIV will be included in the joint plan amendment review.
Chapter I Page 1
Process -All amendments were prepared with the assistance of a Yelm Planning
Commission subcommittee and then the Yelm Planning Commission as a whole. An
open house was held to solicit comments on the proposals before the amendments
went to both the county and city planning commissions for public hearing and review. A
recommendation will be sent by the Yelm Planning Commission to the Yelm City
Council who will hear the amendment and either approve, deny or amend the
proposals. The Board of County Commissioners will hear the joint plan amendments
and will also rule on those amendments.
Proposed amendments are shown in bill format (old text proposed for deletion is shown
in strikeea~and newly proposed or updated information is shown in underline.) See
attached text.
Issues
1. The plan amendments proposed use the latest available information for Thurston
County and Yelm to update:
a. Population projections between 2005 and 2030, and
b. Information that confirms that Yelm and its UGA have sufficient area to
accommodate projected growth
c. The Housing Chapter which has been extensively updated using information
from the 2000 census, TRPC's buildable lands project, The Profile, and the
Thurston County Housing Authority.
2. Reference to short or long term boundaries are no longer relevant in Thurston
County and will be amended. References to short and long term growth boundaries
are a remnant of early growth boundary discussion and action in Thurston County
that took place in the late 1980s and early 1990s. Reference to short or long term
boundaries are no longer relevant in Thurston County and will be amended.
3. An amendment to the State GMA requires a policy that discourages the siting of
incompatible uses adjacent to military bases. A policy has been added that will note
this.
4. An amendment has been proposed to update a reference to the definition of
wetlands by noting that Yelm's wetland protection regulation will use techniques
considered to be the best available science in accordance with adopted laws.
5 Replacement of Exhibit B -Populations Forecast with the June 2005 transmittal
information from TRPC regarding approved Population Forecast Small Area
Allocations.
6. Removal of Exhibit G -Consolidated List of Policies -applicable to the Yelm UGA.
These are no longer necessary since Chapter I -Introduction, B. Content, and C.
Applicability, identify portions of the plan applicable to the Yelm UGA.
Chapter I Page 2
options
Option 1 -Approve the amendments as proposed
Option 2 - Do not approve amendments as proposed
Option 3 -Revise amendments as proposed and approve them
Effect of the Change
The Yelm Comprehensive Plan will be brought up to date so that it meets the basic
tenants of the State Growth Management Act, and includes the latest data and
information available in Thurston County regarding growth projections and housing
needs.
Proponent's Case
The Yelm Comprehensive Plan should be updated in order to continue to provide the
framework for City and UGA area development regulations and land use decisions and
meet the State Growth Management Act requirements.
Conclusions/Rationale
Adopt the Yelm and Yelm UGA amendments as proposed. The plan was adopted in
good faith and with these amendments will: 1) continue to provide the framework for
development regulations and land use decisions, and 2) incorporate changes and
requirements of the Washington State Growth Management Act.
Staff Contact:
Kathy McCormick, AICP, Senior Planner
Grant Beck, Community Development Director
Summary of Recommendations:
See Attachment. Approve the amendments as shown and described above to:
Chapter II -Growth Management Act Planning Parameters (including replacement of
Exhibit B -Population Projections and elimination of Exhibit G -Consolidated List of
Policies Applicable to the Unincorporated Yelm Urban Growth Area )
Chapter III -Land Use
Chapter IV -Housing
Chapter XI I -Environment
Chapter XIV -Miscellaneous Provisions
Yelm Staff Recommendation:
Yelm Planning Commission Recommendation:
Yelm/2006/analysis\Yelm and UGA analysis.doc
Chapter I Page 3
City of Yelm
Review Draft
May 22, 2006
Comprehensive Plan
Update
2006
Chapter I Page 4
TABLE OF CONTENTS
A. Intent ........................................................................................................................ ........... 5
B. Content ..................................................................................................................... ...........6
C. Applicability .............................................................................................................. ........... 7
D. Consistency .............................................................................................................. ...........9
II. Growth Management Act Planning Parameters ............................................................... .........10
A. Policies ..................................................................................................................... .........10
B. Population and Demographics ................................................................................. .........13
C. Urban Growth Area Boundaries ............................................................................... .........15
D. The Planning Sub-Areas .......................................................................................... .........16
E. Public Participation ................................................................................................... .........19
III. Land Use ......................................................................................................................... .........20
A. Policy Guide ............................................................................................................. .........20
B. Land Use Patterns ................................................................................................... .........20
C. Changing the Land Use Map ................................................................................... .........22
E. Transfer of Development Rights Program ............................................................... .........23
E. The Planning Sub-Areas -City of Yelm and UGA Land Needs Assessment ......... .........24
IV. Housing ........................................................................................................................... .........29
A. Introduction .............................................................................................................. .........29
B. Inventory and Analysis ............................................................................................ ..........30
C. Goals and Policies .................................................................................................. ..........43
D. Future Needs and Alternatives ............................................................................... ..........44
XIV. Miscellaneous Provisions ............................................................................................ ..........70
A. Property Rights ....................................................................................................... ..........70
B. Permits .................................................................................................................... .......... 70
C. Citizen Participation ................................................................................................ ..........70
D. Growth Management Act Planning ......................................................................... .......... 70
E. Comprehensive Plan Amendment .......................................................................... .......... 70
F. Growth Management Definitions and Concepts ..................................................... ..........71
Sum mary of the New Allocations ..................................................................................... ............5
I. INTRODUCTION
A. Intent
The Yelm Comprehensive Plan represents the vision of the City of Yelm for
development of the community over the next 258 years. This Plan also serves as the
Joint Plan between Yelm and Thurston County for Yelm's Urban Growth Area.
The Plan is written in the context of the State Growth Management Act, which mandates
issues which must be dealt with in a comprehensive plan and County-Wide Planning
Policies which identify how certain aspects of growth management planning are to be
met in Thurston County. Relevant County-Wide Policies in place at the adoption of this
plan are included at Tab 1.
The narrative portions of the Plan identify specific goals and objectives of the City for
the Urban Growth Area which shall be considered policies for purposes of consistency.
Chapter I Page 5
The purpose of the Joint Comprehensive Plan (the "Plan") is to identify how
development is to occur over the next 259 years for the City area and for the County
area within the Urban Growth Area which will eventually be served by City of Yelm
public facilities and utilities. The Plan is to be revisited not less than each ~+ve-seven
years to review population progress, the effectiveness of the existing plan, and the need
for change.
B. Content
The Plan is designed to incorporate and coordinate many of the Yelm planning
documents into a coordinated whole. For purposes of a complete picture, the "Yelm
Comprehensive Plan" consists of the following documents:
VOLUME 1 Comprehensive Plan Text Applicable
to Entire
City and
UGA?
Chapter I Introduction yes
Chapter II GMA Planning Parameters yes
Chapter III Land Use yes
Chapter IV Housing yes
Chapter V Public Facilities & Utilities yes
Chapter VI Transportation yes
Chapter VII Parks/Open Space no
Chapter VIII Economic Development no
Chapter IX Siting Essential Public Facilities yes
Chapter X Capital Facilities Plan no
Chapter XI Visioning no
Chapter XII Environment no
Chapter XIII Historic Preservation no
Chapter XIV Miscellaneous Provisions no
Exhibit A County-Wide Planning Policies (August 1993) yes
Exhibit B Population Projections yes
Exhibit C Yelm Open Space Ordinance, amended 8/94 no
Exhibit D Interim Yelm Critical Areas Resources Land Ordinance, no
9/92
Exhibit E Regional Transportation Improvement Program,
1995-1997 (September 1994) no
Exhibit F Essential Public Facilities Comprehensive Plan
Provisions (January 1994) yes
~~"zm,ibrc v r~SQlivai°~-z;sT--a#-Del~sies; ~~ITsa~~~~-~h~ f-e
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Map 1 Urban Growth Boundary yes
Map 2 Existing City Limits and Zoning no
Map 3 Future Land Use yes
Map 4 Critical Area and Shoreline Designations yes
Chapter I Page 6
Map 5 Critical Aquifer Designation yes
Map 6 The Subareas yes
Map 7 East Planning Subarea yes
Map 8 South Planning Subarea yes
Map 9 Southwest Planning Subarea yes
Map 10 Northwest Planning Subarea yes
Map 11 Developed, Unbuildable, and Developable Lands yes
Appendix A Yelm Comprehensive Transportation Plan, August 1992 yes
Appendix B Yelm Comprehensive Water Plan, August 1994 no
Appendix C Yelm Comprehensive Sewer Plan, August 1994 no
Appendix D Yelm Parks Plan, 1987
Appendix E Yelm Economic Development Summit, 1988
Appendix F Yelm Visioning Plan, [pending]
Appendix G Private Utility Planning for the Yelm Area
1. Electric
2. Gas
3. Telephone
4. Cable
I A~end~~ fle
C. Applicability
The Comprehensive Plan is intended to apply to the entire Urban Growth Area.
Jurisdictionally, the Plan will be implemented in the City by the City of Yelm within the
City limits and in the unincorporated Urban Growth Area by Thurston County.
Thurston County will adopt the following sections or portions of sections of the Yelm
Comprehensive Plan and Joint Plan as applicable to the unincorporated Urban Growth
Area:
Cha ter Section
I. Introduction Whole Cha ter
II. GMA Planning A.1. Growth Management Act
Parameters A.2. Countywide Planning Policies
B.1. Basis for Land Use Planning
C. Urban Growth Area Boundaries
D. The Planning Sub-Areas
E.2. Provide Public Notice
E.3. Provide Op ortunit for Public Input
Chapter I Page 7
Cha ter Section
III. Land Use A. Policy Guide
B.2. Proposed Land Use Designations (subsection
a.(i) and e. only)
C. Changing the Land Use Map
D
.
Intergovernmental Coordination
E. Transfer of Development Rights Program
F. Plannin Subareas-Potential Land Uses
IV. Housing Whole Chapter, except Goal 2 and policies 1-2, 2-1, 5-2
and 5-4
V. Public Facilities and F. Overall Goals and Policies, except Goal 1 and
Utilities Polic 1-1
VI. Trans ortation Whole Chapter
IX. Siting Essential Public Whole Chapter
Facilities
XIV. Miscellaneous A. Property Rights
Provisions B. Permits
C. Citizen Participation
E. Com rehensive Plan Amendment
Exhibit A, County-wide Whole Exhibit
Plannin Policies
Exhibit B, Population Whole Exhibit
Pro'ections
Exhibit F, Essential Public Whole Exhibit
Facilities, Comprehensive
Plan Provisions
whihi~ /~ (`nn~nlirl~+}orl I ic4
.,.
9~-~A~iG1eS \/~Mnlo Cvhihi4
Maps 1. Urban Growth Area Boundary
3. Future Land Use
4. Critical Areas
5. Critical Areas
6. Sub-Area
7. East Sub-Area
8. South Sub-Area
9. Southwest Sub-Area
10. Northwest Sub-Area
Volume 2, Yelm Whole Plan and FEIS, but not the Transportation Plan
Comprehensive Assumptions, and the Yelm Comprehensive
Transportation Plan and Transportation Plan Supplement
Final Environmental Impact
Statement
Chapter l Page 8
Thurston County will also adopt the following portions of the Draft Thurston County
Comprehensive Plan as applicable to the unincorporated Urban Growth Area for Yelm:
Cha ter Sections
6, Capital Facilities Whole Chapter
7, Private Utilities Whole Cha ter
8, Economic Development Whole Cha ter
9, Natural Environment Whole Cha ter
10, Historic Resources Whole Chapter
11, Plan Amendments I. General Provisions
II.A. Joint Plan Amendments
II.D. Legislative Amendments Proposed by the Public
III. Site-Specific (Quasi-Judicial) Amendments
IV. Appeals
12, Glossa Whole Chapter
Appendix B, General Whole Appendix
Schedule for Annual
Comprehensive Plan
Amendments
Map 34, Intercity Transit Whole Map
Routes
The City and the County r~teA~:ai~have an urban services agreement and
cooperation through permit processing and development regulations to implement the
intent of this Plan.
D. Consistency
The Joint Comprehensive Plan for the Urban Growth Area incorporates and
consolidates much of the planning which has been going on in the UGA. Many plans,
including transportation and water, were completed using assumptions or calculations
somewhat different from the assumptions used in this Comprehensive Plan. Where a
variation exists, the more recent shall control and nonconforming plans are to be
modified accordingly.
Chapter I Page 9
II. GROWTH MANAGEMENT ACT PLANNING PARAMETERS
A. Policies
Note: See Chapter 1, Page 1, Introduction, B. Content which identifies portions of the
flan applicable to the City and UGA areas and C. Applicability for a list of the goals and
policies applicable to the unincorporated portion of the Yelm Urban Growth Areas
Growth Management Act
The City of Yelm is participating in comprehensive planning under the provisions
of the Growth Management Act, Chapter 36.70A RCW. The purpose of the Act
is to promote responsive, responsible local planning to accomplish thirteen
identified statewide goals.
The goals in effect at the time this Plan is being adopted provide:
The following State Growth Management Act goals are adopted to guide the
development and adoption of comprehensive plans and development regulations
of those counties and cities that are required or choose to plan under RCW
36.70A.040. The following goals are not listed in order of priority and shall be
used exclusively for the purpose of guiding the development of comprehensive
plans and development regulations:
(1) Urban growth. Encourage development in urban areas where adequate
public facilities and services exist or can be provided in an efficient
manner.
(2) Reduce sprawl. Reduce the inappropriate conversion of undeveloped
land into sprawling, low-density development.
(3) Transportation. Encourage efficient multimodal transportation systems
that are based on regional priorities and coordinated with county and city
comprehensive plans.
(4) Housing. Encourage the availability of affordable housing to all economic
segments of the population of this state, promote a variety of residential
densities and housing types, and encourage preservation of existing
housing stock.
(5) Economic development. Encourage economic development throughout
the state that is consistent with adopted comprehensive plans, promote
economic opportunity for all citizens of this state, especially for
unemployed and for disadvantaged persons, promote the retention and
expansion of existing businesses and recruitment of new businesses,
recognize regional differences impacting economic development
opportunities, and encourage growth in areas experiencing insufficient
Chapter II Page 10
economic growth, all within the capacities of the state's natural resources,
public services, and public facilities.
(6) Property rights. Private property shall not be taken for public use without
just compensation having been made. The property rights of landowners
shall be protected from arbitrary and discriminatory actions.
(7) Permits. Applications for both state and local government permits should
be processed in a timely and fair manner to ensure predictability.
(8) Natural resource industries. Maintain and enhance natural resource-
based industries, including productive timber, agricultural, and fisheries
industries. Encourage the conservation of productive forest lands and
productive agricultural lands, and discourage incompatible uses.
(9) Open space and recreation. Retain open space, enhance ~^^^~'r°^° ~~°
recreational opportunities,
conserve fish and wildlife habitat, increase access to natural resource
lands and water, and develop parks and recreation facilities.
(10) Environment. Protect the environment and enhance the state's high
quality of life, including air and water quality, and the availability of water.
(11) Citizen participation and coordination. Encourage the involvement of
citizens in the planning process and ensure coordination between
communities and jurisdictions to reconcile conflicts.
(12) Public facilities and services. Ensure that those public facilities and
services necessary to support development shall be adequate to serve the
development at the time the development is available for occupancy and
use without decreasing current service levels below locally established
minimum standards.
(13) Historic preservation. Identify and encourage the preservation of lands,
sites, and structures, that have historical or archaeological significance.
RCW 36.70A.020
The purpose of this Comprehensive Plan is to identify how the statewide
goals will be met in the City of Yelm and the UGA. Procedural guidelines
for the adoption of this plan were provided by the Washington State
Department of Community, Trade and Economic Development under
WAC 365-195-300 which were followed in the preparation of this
document.
2. County-Wide Planning Policies (CWPP)
Thurston County, with the advice of the Cities and Towns in Thurston County,
adopted County-Wide Planning Policies (CWPP) to aid and focus the Growth
Management planning activities in Thurston County. These County-Wide
Planning Policies were specifically approved by the City of Yelm. The CWPP in
effect at the time the City of Yelm adopted its Comprehensive Plan are as set
forth at Exhibit A. The purpose of this Comprehensive Plan is to identify how the
Chapter II Page 11
CWPP, as applicable, will be implemented in the City of Yelm and the UGA. The
County-Wide Planning Policies are specifically adopted as the policy base for the
Joint Plan in both the incorporated and unincorporated areas of the Yelm Urban
Growth Area.
3. City of Yelm's Objectives
a. Background
The City of Yelm is a small town located in Northeastern Thurston County
at the junction of two state highways. Growth in the vicinity is determined
by the community's proximity to Fort Lewis and the rapidly growing Pierce
County area, from Puyallup and Fredrickson toward the north, to
Spanaway and Roy toward the south. The City of Yelm is also subject to
growth pressures spilling over from the Thurston County metropolitan area
and particularly the Lacey/East Lacey suburbs of the Lacey Urban Growth
Management Area.
It is expected that the growth induced by the development of the major
planned communities at DuPont, Meridian Campus, and Hawks Prairie will
also spur growth in the Yelm area, as will the Thurston Highlands Planned
Community, which is being designed to reach the
recreational/golf/retirement market which does not now exist in the area as
a focus development.
In addition, Yelm is the urban center providing many of the urban services
for a large suburban/rural community located in the Northeast Thurston
County area.
b. Comprehensive Plan Purpose
The purpose of Yelm's Comprehensive Plan is to identify how the City will
prepare for and deal with growth which it is legally required to
accommodate under the State Growth Management Act, as well as the
other forces which will shape and guide the community in the future.
Yelm's Comprehensive Plan is a continuation of the Joint Planning
process between the City of Yelm and Thurston County prior to 1990.
(That Draft Plan is included as Volume 5/Appendix H for reference
purposes, but is superseded by this Comprehensive Plan for all policy
purposes). The stated purpose of that Joint Plan was "to promote
consistency of local plans and certainty about future development," which
continues to be the focus of City planning under this Comprehensive Plan.
The Comprehensive Plan identifies the policy base for implementing the
County-Wide Planning Policies (copy attached at Exhibit A) within the
Yelm Urban Growth Area, including both incorporated and unincorporated
Urban Growth Areas.
Chapter II Page 12
B. Population and Demographics
1. Basis for Land Use Planning
a. Forecasted Population: (see Exhibit B for details)
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Total Estimated Population Between 2000 and 2030 Master Planned
Yelm and Yelm Urban Growth Area Dwelling Units
from TRPC Exhibit B 2005-2030+
2030 Medium Vested or
2000 Growth Population Additional recently approved
Population Growth 2005- Dwelling Units 1,200 dwelling
2030 2005-2030 units
Presubmission
4,385 11,480 5,890 2,775 Review 5,000 to
6,000 dwelling
units
Source: Thurston County Profile, 2005: TRPC Small Area Population Estimates
? TRPC traditionally updates population and employment forecasts every 3-5 years, and
released the most recent small area (city and rural) populations forecasts in Julv of 2005. The
latest release was prior to the proposal of the Thurston Highlands master planned community in
Yelm, which may include 5.000 to 6,000 new dwelling units. The buildout of this development
may exceed the time range of the 2030 forecast. TRPC will continue to monitor residential and
commercial development activity and any proposed changes in Thurston County's rural zoning
Chapter II Page 13
or the size of the Urban Growth Areas, and anticipates updating the small area (city and rural)
populations forecasts in 2007.
Cities and counties are obliged to conduct their planning using population
forecasts that are consistent with those developed for their county by the Office
of Financial Management (OFM). This means that the forecasts used by each
county must fall within the range of the High, Intermediate, and Low OFM series.
Each county then determines the growth allocations for each city and its UGA, in
consultation with the cities. In its County-Wide Planning Policies, Thurston
County determines what forecast to use within the OFM range by relying on the
forecasts of the Thurston Regional Planning Council (TRPC). Likewise, the
County relies on TRPC to determine realistic allocations of population, in
consultation with the cities. The most recent small area (city and rural) TRPC
forecast was released in July 2005 and adopted in 2006.
Basis for Public Facility and Utility Planning
The City of Yelm uses the ,
h., +ho .,o~. ten, ~~ Medium Density (population of 11,480 by 2030) for planning
utilities and public facilities within the city limits and Urban Growth Area. The use
of the Medium Growth assumption for such planning is consistent
with the regional model adopted as part of the regional allocation process. The
City may also use a 50-year planning horizon for certain portions of public
facilities as detailed in public facility plans.
Range of Accuracy on Projections and Trends
The Thurston Regional Planning Council (TRPC) has completed population and
employment proiections beginning in the 1970's. The County wide long range
proiections have proven to be generally pretty reliable. The smaller scale (e.q.
individual cities) and shorter time periods (e.g. 5 - 10 years) are more variable.
Consequently, the TRPC tracks growth and updates the projections every 3-5
years or so in order to make adjustments to proiections that can be as accurate
as possible for county, city and urban growth areas.
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Plag---Wher-e-fre~d~ indisa~ a~axt~r~e~mer~thar~-ice ^f +ho „~,,;o,.+o,+
+~er~, Fe~Few-+s~ar~a~ted ta-~eterm~r~a~~etf~~-4t,~e~a~sF^^~, *~,~~~
plan noon! +n he ro~iiouiorl nr m~rlifo~J
Yelm School District Growth Planning
The Yelm School District enrollment increased by an average annual rate of
2.4% between the 1990/1991__ school year and the 2000/2001 school year.
Between the 2003/2004 and 2004/2005 school years the rate of change was
4.2%. The school district will track student growth for planning purposes by
determining the student production rate per household.
Chapter II Page 14
tda~gen-~s~~-;i+„ ~i ~ ~ , ,~~ a~°'a
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Student Enrollment, 1990-2005
Yelm Public School District
Source Washington State Office of Superintendent of Public Instruction www kl2 wa us
C. Urban Growth Area Boundaries
Goals and Objectives of the Yelm Urban Growth Area Boundary
The Urban Growth Area is a product of joint planning with the Board of Thurston
County Commissioners after review and recommendation by the Urban Growth
Management Committee. The Urban Growth Area is designed to permit growth
to occur, at urban densities, during the next 20 years, while assuring adequate
facilities and the preservation of sufficient land to assure adequate open space
and preservation of critical areas. The area must also contain sufficient land
area to assure reasonable choice and variety in meeting residential, commercial,
and industrial needs and a reasonable allowance of reserve areas to provide a
competitive and affordable land on which new development should occur. 9+~
0
.See Chapter III
Table 1 and 2 for estimates of land needed to accommodate population growth
and land supply vs. demand.
2. The Planning Subarea Characterization of the Yelm Growth Area
The key elements used to identify the property in and around the City of Yelm are
as follows:
a. Characterized by urban growth or adjacent to territory already
characterized by urban growth.
b. Served or planned to be served by municipal utilities.
c. Near urban areas and characterized by the ability to support urban growth.
d. Follows logical boundaries.
Chapter II Page 15
Yelm 3 301 4 172 4 172 4 525 4 671 4 737 4 936 2.4% 4.2%
e. Provides adequate room for growth.
f. Reflects citizen preference.
3. Urban Growth Area Boundaries
~~cnrr~TCrm I I(_~ Rn~~nrl~rieo
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The Plan identifies ebe~t-ter-a}-growth boundaries which are designed to
encourage development at urban levels of density on urban services. The
City of Yelm will not annex beyond the ohnr+_+crm Urban Growth
Boundary and will extend utilities beyond the City limits only when a
public health emergency requiring such action is approved by the County,
and will not impose a financial burden on the City. ~I~n^vr~rcenn
",~r~Qafaes-wi la-f~~Fev+ewed-nst -less-t#ae-ev° n~r,~e~ea~s-f^~~~teeoy
uii+h Ohio Dl~n
D. The Planning Sub-Areas
"East" Planning Area (see Map 10)
The East Planning Area is bounded by the Burlington Northern Railroad tracks
on the west, the Centralia Power Canal on the north and east, and State Route
510 on the south.
a. Urban Growth
The East Planning Area is characterized by significant commercial
development within the City. The Urban Growth Area is presently
characterized by awell-established road network and areas of urban and
suburban densities, as well as some property at lower densities, and a
potential for future growth. The land is relatively free of environmentally
sensitive lands, other than the aquifer which is shallow and uncapped, and
is generally suitable for more intensive development provided groundwater
controls are established.
Wised, as--weN~s~Phased utility planning will be used to facilitate
development at urban levels of density.
b. Municipal Utilities
The East Planning Area is within the water service area of the City and
development at any higher-level density requires sewers, since most of
the area is underlain by an uncapped drinking water aquifer. Lower
density areas are presently served by water, but not sewer services.
Areas using on-site septic systems would be regulated through a
sewer/septic utility, until sewers and higher density development is
available.
Chapter II Page 16
c. Logical Boundaries
The railroad, the state highway, and the canal make logical physical
boundaries for the East Planning Area, which is one of the two planning
areas within the City which are closest to Pierce County and the growth
occurring in the Roy-McKenna area.
2. "South" Planning Area (see Map 11)
The South Planning area is bounded by State Highway 510 on its north and west
boundaries. The east boundary is the Centralia Power Canal and the south
boundary is the base of a ridge which reflects a logical point of division between
the urban and rural areas.
a. Urban Growth
The core of the South Planning Area is part of the urban center of the
community. Anew school site is located on the western boundary of the
site and the northern boundary is the commercial development prevalent
along State Highway 510. The area close to the existing city limits is
substantially developed in suburban lots, which is the anticipated
development pattern.
The area near the City contains few limitations for development and is
considered appropriate for urban levels of development.
b. Municipal Utilities
The South Planning Area is served or planned to be served by City sewer
and water. City sewer is expected to be provided in the area. Due to the
substantial recent development on septic tanks, the City anticipates using
a septic maintenance program to monitor and assure adequate sewer
service in this planning area until sewer lines are extended to facilitate
urban growth.
c. Logical Boundaries
The state highways and the canal provide logical physical features for the
urban boundary. The southern boundary is a physical feature and
potential state highway corridor, which provides a logical area within which
the City will provide urban services.
The 1enUrban Growth Boundary area includes an existing
Agriculture/Environmentally-Sensitive Area which is included because
(~nndevelopment is expected over time and the area makes a
logical service boundary.
3. "Southwest" Planning Area (see Map 12)
The Southwest Planning Area is bounded by Fort Lewis on the west, 93 Ave SW
and Highway 507 on the north, Highway 510 on the east, and the City Limits on
the south.
Chapter II Page 17
a. Urban Growth
More than 90% of the Southwest Planning Area is included within the City
of Yelm as part of the Southwest Yelm Annexation Area. The area is
being planned as the Thurston Highlands Community. The area will have
a mix of single family and multifamily residential uses as well as open
space, parks, school sites, and commercial spaces. The overall average
density of the Planned Community is ~ 4 units per acre (gross density).
b. Municipal Utilities
All of the growth in the Southwest Planning Area is planned to be served
by sewer and water from the City of Yelm. Any on-site systems approved
in advance of sewer approval will be required to participate in and hook up
to the extended sewers and would be subject to the City septic
maintenance utility. The area is projected to contain a main water
reservoir for the City, as well as a storage facility integrated into the golf
course ponds, for irrigation water storage. The irrigation water may be
recycled from the City's water treatment facility.
c. Logical Boundaries
The Southwest Planning Area is marked by a single large property
ownership, Thurston Highlands, which is completely within the present
City limits. Fort Lewis, 93rd, and the state highways are all used for
planning purposes to define limits of sewer and water service areas and
provide a logical boundary.
The teag-te~Urban Growth Boundary area includes an Environmentally-
Sensitive/Agriculture area. The area is surrounded by roads, utilities, and
other urban development, and is included to ensure a logical and cost-
effective service area boundary.
4. "Northwest" Planning Area (see Map 13)
The Northwest Planning Area is bounded on the north by the Centralia Power
Canal, on the east by the Burlington-Northern Railroad, on the south by 93rd
Avenue and SR 510, and on the west by the north-south centerline of Section 14,
Township 17N, Range 1 E and the south line of the north half of Sections 13 and
14, Township 17N, Range 1 E.
a. Urban Growth
The easterly portion of the Northwest Planning Area is comprised of one
of the most rapidly growing areas in Yelm. The westerly portion, although
of a lower residential density, is characterized by the Knight complex,
which is used for education, publication, and other business uses, and
often hosts programs which result in a periodic influx of visitors for public
gatherings.
Chapter II Page 18
b. Municipal Utilities
The easterly portion of the Northwest Planning Area is to be
accommodated by sewer and water service. The westerly portion is
outside the ~"gin urban growth boundary and will continue to be
served by on-site systems ' until road and sewer
improvements are available for extension of urban services.
c. Logical Boundaries
Major roads such as 93rd and SR 510, and defining features such as the
Canal and Fort Lewis provide logical boundaries for the Northwest
Planning Area.
E. Public Participation
1. Build on Existing Work Done
It is the policy of Yelm to build on work previous done, to include and incorporate
prior public programs, such as joint planning, the Economic Summit, parks
planning and visioning processes.
2. Provide Public Notice
It is the policy of Yelm to provide public notice and opportunities for public
participation throughout the Comprehensive Planning process.
3. Provide Opportunity for Public Input
It is the policy of Yelm to provide opportunity for public input at all phases of Plan
development.
Chapter II Page 19
III. LAND USE
A. Policy Guide
Note: See Chapter 1, Page 1, Introduction, B. Content which identifies portions of the
Ip an applicable to the City and UGA areas and C. Applicability for a list of the goals and
policies applicable to the unincorporated portion of the Yelm Urban Growth Area. is
The purpose of this Land Use Section of the Comprehensive Plan is to identify a pattern
of development which will:
1. Promote infill at urban densities;
2. Permit cost effective phasing of urban utilities to enable the community to sustain
project growth patterns;
3. Identify policies to guide development regulations which will allow implementation
of the Yelm Comprehensive Plan and Joint Plan; and
4. Provide a plan in which the required population is accommodated consistent with
the State GMA and goals and policies of this Comprehensive PIan1 afld
consistent with the community resources.
B. Land Use Patterns
which aTe-en fFle-vw+h +~„-~oit~af Y~r~~he-;~+ne~~a~a~ ^^~er~T-:eq~es~
Existing Land Use Designations.
Within the city limits, the City of Yelm's current land use patterns are shown on
Volume I, Map 2, which shows the existing {894) zoning of the Yelm area.
Development regulations will modify density, use, and other standards to be
consistent with the criteria below.
2. Proposed Land Use Designations.
The future land use plan is to be adopted as the land use and pre-annexation
zoning for the City of Yelm. Properties which annex to the City will annex at the
identified land use subject to the utility availability overlay.
a. Residential
The residential areas provide for the bulk of the housing development in
the planning areas. Minimum densities
will help achieve overall density goals. Development
Chapter III Page 20
standards will be established to permit integration of duplexes,
townhouses, and accessory units within the City's residential areas, using
appropriate controls to protect the safety and quiet enjoyment of the area.
Such housing is intended to broaden and increase the variety of housing
available in the community and aid in achieving the overall urban density.
(i) Urban Growth Area, unincorporated (County jurisdiction) - 1 unit
per 5 acres~,gross density)
/ Yelm will propose development regulations to assure
coordination and steps to aid in accomplishing the goals of this
plan within the unincorporated urban area. Pursuant to County-
wide Planning Policies, the County will adopt coordinated
regulations.
(ii) City of Yelm ,
/ 4 units per acre - no minimum density (3 units/acre is the
expected rg oss density (net density of 5.8 units/acre is currently
being achieved)
/ 6 units per acre (including mobile home parks and subdivisions)
- 3 units per acre is minimum density (5 units/acre is the
expected rg oss density)
/ Non-Sewered Overlay (all City lands where sewer is not yet
available) - 1 unit per 5 acres until sewer service is approved
through an approved sewer facilities plan designating the long-
term disposal site, then underlying zone. Any development
within the Non-Sewered Overlay shall be consistent with CWPP
2.1(e) as further defined through development regulations.
(iii) Apartment
/ Medium Density Apartment - 10 units per 1 acre ross
densit
/ High Density Apartment - 20 units per 1 acre (gross density),
15 acre minimum lot size
(iv) Mixed Use (Planned Developments) in Residential Areas
Mixed use developments are used for larger parcels to provide a
variety of uses, more efficient use of open space, and public
facilities. Mixed use proposals must accomplish not less than 75%
of the underlying density for a property and not more than 125% of
the planned maximum density for the property. Mixed use
developments must be able to screen or buffer impacts of non-
residential uses from existing or potential residential developments,
and contain all open space and recreation areas within the site.
Chapter III Page 21
The minimum acreage for a mixed use development shall be 40
acres. Mixed use developments may have 5% of the gross area in
neighborhood commercial - no use is to be larger than 5,000
square feet, 25% of the net land area in medium density or high
density apartments, and 25% of the gross land area in open space,
with not less than 5 acres of improved park space dedicated to the
City. Development standards should be created to encourage
mixed-use subdivisions. The "mixed use" alternative must be
processed as a project and applies only to eligible properties.
b. The ESA category are properties in the long-term urban area but presently
in agricultural use and affected by critical lands with environmental
limitations. Aland use plan reflecting development potential will have to
be approved prior to identifying a final land use map.
c. Commercial
Yelm has identified three levels of commercial categories to meet
community needs: Neighborhood Service/Professional Office, General
Retail/Commercial Core, and a Commercial Service district (larger and
more intensive commercial uses, including auto and machine oriented,
modular housing, and recreational sales, service, and repair.
d. Industrial/Warehouse
Yelm has identified two industrial categories which are on major
transportation routes, near existing utilities, and capable of being buffered
for other needed development to avoid undue impact on the community.
The two categories are to serve community needs: warehouse, assembly,
and distribution; and manufacturing/industrial, focusing on the production
of goods, utilities, or services. The former are more appropriate on the
perimeter of the industrial area, the latter designed to be included in the
industrial core. The County will consider rezoning the industrial-
designated area to a light industrial zone, Chapter 20.28 Thurston County
Code, prior to annexation.
e. Public Institutional/Open Space
Yelm has identified two land use designations or categories which reflect
public ownership of the land or land permanently set aside as dedicated
open space or critical areas. Public purpose lands which are presently
identified are shown on the Future Land Use Map, Map #3.
C. Changing the Land Use Map
1. The purpose of the Joint Plan is to identify land uses within the Urban Growth
Area. The land use designations shown on the Future Land Use Map (Map #3)
in the unincorporated area will not take effect until annexation and inclusion
within a sewer discharge permit area. Those land uses within the City shall take
effect upon approval for inclusion within a sewer discharge area. If the land use
Chapter III Page 22
designations are to be changed from the map, such changes should take place in
the context of the Comprehensive Plan review.
2. To promote coordinated development, any land use approved in this Joint Plan
will not be unilaterally changed by either the City or the County for three years
from the date of this plan without written approval from the other jurisdiction.
a-Tie-P~a~niflg~~~b-area-kras~;is defl~FtjF-ef3festivee-er~ed+ed~a-oes~~^^ ~ ^^
3~he-~r~d~~e~ct~;~~+er~--ie et#~;;ee-Ea ;~~i~f~~,:~t~t~ 'ems-t.",o
~eii4hin ion vo~ra fn ~onio }hc ne~~i ~+rcn
I~ar~
D. Intergovernmental Coordination
The City of Yelm will cooperate with governmental jurisdictions, including the
Commander of the Fort Lewis military base and neighboring jurisdictions. The city will
take into consideration the current land use and long-range goals of jurisdictions The
City will provide notification and opportunity to comment prior to final action on a
Comprehensive Plan or development regulation amendment. At a minimum the City
will provide notification to state agencies as listed by the Community Trade and
Economic Development Department, and the Fort Lewis Base Commander
E. Transfer of Development Rights Program
The City of Yelm supports the Transfer of Development Rights program to support
certain rural programs. Proper regulations need to ~~eueleped--t~assure that such a
program is not counterproductive to urban goals and objectives of this plan. The City
and County have established acounty-wide Transfer of Development
Rights program, in which some portion of the density range within the low-density
residential designation is achievable through the purchase of transferred development
rights rather than allowed outright. The objective of a county-wide Transfer of
Chapter III Page 23
Development Rights program is to support conservation of important natural and/or
cultural resources (e.g. long-term agricultural lands, historic properties, or significant
wildlife habitat).
~E. The Planning Sub-Areas =City of Yelm and UGA Land Needs Assessment
The community is divided into four sub-areas to permit the identification of logical
service areas and the development and monitoring of the goals and policies of this
Comprehensive Plan. The subareas also provide a reasonable basis for the urban
growth area lands needs assessment which is set forth in the tables below.
~-~-
Q '~
v,z i17 ~ ini~o
-T-~--m-rrca
{~~la~+efl~Fwvv~h in ~k~~area ~e 1 ~a~ee~le ~hrea9h ~h~-rya, =o ; ~, ~+ +ho ,~~~'~ a' ~ •~
Chapter III Page 24
~-~6F~S
~+~ior'+nc 4~+rno~ rlcnci~~i of it rl~~iollinn i ini~c nor nc~ rlc~iolnncrl
a6F24
Chapter III Page 25
Table 1 -Land Needed to Accommodate Population Growth
11.480 Master Planned
Projected population at near 2030' Dwelling Units1
2005-2030+
Amount of population growth 5,890 Vested or recently
expected between 2005 and 2030 approved 1,200
Approximate number of housing units 2,775 units dwelling units
needed to accommodate the
ro~ected rowth.2
Approximate number of acres needed 694 acres Presubmission Review
for housing, based on average target 5,000 to 6,000
density of 4 dwelling units per net dwelling units
developed acre
Source: Thurston Regional Planning Council -Population and Employment Forecast - 2006.
TRPC traditionally updates population and employment forecasts every 3-5 years. and released the most
recent-small area (city and rural) populations forecasts in Julv of 2005. The latest release was prior to the
proposal of the Thurston Highlands master planned community in Yelm, which may include 5,000 to 6.000
new dwe_Iling units. The buildout of this development may exceed the time range of the 2030 forecast. TRPC
will continue to monitor residential and commercial development activity and any proposed changes in
Thurston County's rural zoning or the size of the Urban Growth Areas. and anticipates updating the small
area (city and rural) populations forecasts in 2007.
2 If 2,775 units were built to accommodate the projected population -household size would
average 2.1 people per household (accommodated in new units).
Table 2
Analysis of Land Supply vs. Demand. 2000-2025
Yelm and Yelm Urban Growth Area (UGA)
Chapter III Page 26
Source: Buildable Lands Report for Thurston County. TRPC. 2002
Chapter
gEal
~ ~3
t~
~~
f
f
~--~
~~
Page 28
Chap et rill
IV. HOUSING
A. Introduction
This housing element addresses the housing needs of the City of Yelm and its UGA.
The goal of the City of Yelm is to establish a baseline for evaluating the growth of the
community and to assure that adequate facilities are available to serve the needs of the
community.91-
The housing element considers population and income characteristics; housing
characteristics, including the condition of the existing housing stock; housing problems;
and strategies. It then sets forth the goals and policies that will be used to encourage
the provision of affordable housing in the City of Yelm. The capacity utilities and
planned densities within the UGA provide ample opportunity to meet housing needs
above the median incomes levels.
Growth Management Act Requirements
The Growth Management Act requires Yelm to meet the relevant planning goals
in the Act. The relevant goal for housing elements is Goal 4:
"Housing. Encourage the availability of affordable housing to all economic
segments of the population of this State; promote a variety of residential
densities and housing types; and encourage preservation of existing
housing stock."
This housing element contains a number of goals and policies designed to
encourage the availability of affordable housing, promote variety in housing, and
encourage the preservation of existing housing.
a~
~.
,;
Population estimates for the Yelm Urban Growth Area (UGA) were obtained from the TRPC and
,the
X588 2000 census
In many of the tables, data is shown for both Yelm and either Thurston County overall or
unincorporated Thurston County. This information is provided only for purposes of comparing the
Yelm data with other local data.
Chapter XIV Page 29
2. County-Wide Planning Policies
The City and County will institute measures to encourage the availability of
affordable housing for all incomes and needs and ensure that each community
includes a fair share of housing for all economic segments of the population by:
7.1 Establishing a process to accomplish a fair share distribution of affordable
housing among the jurisdictions.
7.2 Working with the private sector, Housing Authority, neighborhood groups,
and other affected citizens to facilitate the development of attractive,
quality low and moderate income housing that is compatible with the
surrounding neighborhood and located with easy access to public
transportation, commercial areas and employment centers.
7.3 Accommodating low and moderate income housing throughout each
jurisdiction rather than isolated in certain areas.
7.4 Exploring ways to reduce the costs of housing.
7.5 Examining and modifying current policies that provide barriers to
affordable housing.
7.6 Encouraging a range of housing types and costs commensurate with the
employment base and income levels of their populations, particularly for
low, moderate and fixed income families.
7.7 When possible, provide assistance in obtaining funding and/or technical
assistance for the expansion or establishment of low cost affordable
housing for low, moderate and fixed income individuals and families.
This housing element was written to be consistent with the County-Wide
Planning Policies.
B. Inventory and Analysis
Population and Demographics
a. Population
The population of Yelm has grown irregularly over the last ~ 75 years.
As shown in €~fe--Table 1 below, the largest increases occurred during
theme-97A's 1990's, ~;:;+~a-more than doubling e~the population.
Population increased by 35% between 2000 and 2005. It is anticipated
this growth rate will continue over the next 25 years.
The 1970's increase is attributed to a program of the federal Farmers
Home Administration (FmHA) to provide low-cost loans for low-income
families relocating to rural communities.
sfewer Q;v ohm ~klc3wever, gGrowth since the
1980's has been high, in part due to people searching
Chapter XIV Page 30
for more affordable housing and the general pattern of population increase
for Thurston County. Southern Pierce County, directly across the
Nisqually River, is also growing rapidly and Yelm is seeing spillover
growth from Pierce County.
~Fea,= ~epelafiee ~se~e
.
~8
~4 ~
---
~949 X78 -~
4~A 47A X4:-3
~A 4~ ~9
-978 6~8 3.1-~
4~A -1-;~7 3:3
4~ ~5
Table 1
Historic Population Change for City of Yelm
Year Population Average Annual
1930 384 ---
1940 378 -0.2%
1950 470 2.2%
1960 479 0.2%
1970 628 2.7%
1980 1,294 7.5%
1990 1,337 0.3%
2000 3,289 9.4%
2005 4,455 7.0%
Source 1930 to 2000 - U.S Bureau of the Census 2005 Washington State Office of Financial Management
TRPC Small Area Population Estimates; The Profile.
Note: Includes growth by annexation.
Chapter XIV Page 31
Table 2
Population Estimates, Yelm and Yelm UGA
1995, 2000-2005
Preliminary
Jurisdiction Estimate Estimate
Total 1995 2000 2001 2002 2003 2004 2005
Yelm C~ 2,295 3,289 3,420 3,485 3,830 4,150 4,455
UGA 1,085 1,095 1,110 1,105 1,105 1,115 1,135
Total 3,380 4,384 4,530 4,590 4,935 5,265 5,590
Source: 1930 to 2000 - U.S. Bureau of the Census. 2005 Washinoton State Office of Financial Manaoement: UGAs
-TRPC Small Area Population Estimates.
Table 3
Population Projections - Yelm and Yelm Urban Growth Area
2005 and 2030
Population Estimate (2005) 5
590 Master Planned
, Dwelling Units'
Population Projection (2030) 11,480 2005-2030+
Population Growth (2005 to 2030) 5,890 Vested or recently
P
roiected Dwelling Units Needed to approved 1,200
_
Accommodate Growth (2005 to 2030) 2,775' dwelling units
Presubmission Review
Approximate Number of Acres Needed for 5,000 to 6,000 dwelling
Source: TRPC Population and Employment Forecast 2006.
iTRPC traditionally updates population and employment forecasts every 3-5 years. and released the most recent
small area (city and rural) populations forecasts in Julv of 2005. The latest release was prior to the proposal of the
Thurston Hghlands master planned community in Yelm, which may include 5,000 to 6.000 new dwelling units. The
buildout of this development may exceed the time range of the 2030 forecast. TRPC will continue to monitor
residential and commercial development activity and any proposed changes in Thurston County's rural zoning or the
size of the Urban Growth Areas. and anticipates updating the small area (city and rural) populations forecasts in
2007.
At an average density of 4 units/acre 694 acres would be needed to accommodate 2.775 housing units.
The decade of the 1980s showed slower growth. However, growth has
picked up during the last several years, in part due to people searching for
more affordable housing and the general pattern of population increase for
Thurston County. Southern Pierce County, directly across the Nisqually
River, is also growing rapidly and Yelm is seeing spillover growth from
Pierce County.
b. Household Characteristics
The table below shows the types and sizes of households within the City.
It is anticipated that the average household size will continue to drop due
Chapter XIV Page 32
to lower birth rates, increased longevity of elderly persons, and a trend
toward later marriage. It should eventually drop close to the rates for the
larger metropolitan area (Olympia, Lacey, and Tumwater). Since more
housing is needed in general to support anticipated growth, the amount of
actual housing will be even greater, since fewer people will live in each
dwelling unit.
c. Special Needs Population
The goal of the community is to provide an opportunity to meet special
needs population requirements within the incorporated growth area.
Yelm's principal special needs population is the low income elderly. As
the City grows the variety of special needs will increase. It is the policy of
the City and Thurston County to provide, in all housing designations,
provisions for housing for special populations, including group homes.
The City will adopt standards and criteria which assure within the
community, facilities which provide access, affordability, and choice, and
which promote and protect residential neighborhood needs for quiet
enjoyment and safety.
The Housing Authority of Thurston County and other public and private
social service groups, serve special needs households. Not surprisingly,
the need here also far exceeds the County, State and Federal ability to
provide services or assistance.
Table 4
Households Served and on Waiting List for the Thurston County Housing Authority
County
Households Served
and on Wait List in County
Ci of Yelm Yelm Total
2006 Households Currently Served 69 3.4% 2.003
2006 Households on Waiting List 194 5% 3,820
Source: Thurston County Housing Authority
Chapter XIV Page 33
~fT C~eTLfff}
4~7 ~A
a-9~ X2:4-% a-4;83 ~4:-0°~e
4~ 2~% a-8-,34 °!e
G°m~+l° LJ°n~ of I--In~ i~°hnlr! ~ @ 4~A 7r«v
Cmnll Cr.mihi /7_A n°nnl°1~~ ~~ ~~' ~ (~f-:~-~`b
I nrn° C~mihi /~.~ n°nnl°l ~ ~°~ ~;-~g
AA~i°rnnp° Llni~c°hnlrl C~~i~,°,.„,., •~., ,, ~~/~'~ ~~
P~At~~eN°vnia~°~°rct3tQYtFitife-ti F~li-ttltt~~B~6a{~$° c"rmnc° I'Trvu~°ch~'vi~.~rT+i-'rn
Table 5
Household Characteristics for Yelm (2000
Yelm County (Overall)
Total Households 1.216 81.625
Family Household 807 66.4% 54,981 67.3%
Family Household with 505 41.5% 26,896 33.0%
Children Under 18
Female Head of Household 175 14.4% 8,429 10.3%
Female Household with 130 10.7% 5,712 7.0%
Children Under 18
Single Person Households 330 27.1 % 20,473 25.1
Elderly Households (65+) 363 29.8% 16,546 20.3%
Average Household Size 2.67 2.50
Note: Percent of total. Percentages total more than 100% because some
households fit in more than one category.
Source: Census 2000.
2. Income and Affordability
a. Introduction
A several-step process was used to determine the availability of affordable
housing in this section. First, the household income for Yelm was
determined and divided into federally-defined poverty categories. Second,
information on households spending more than 30% of their income for
housing, using standard census bureau income ranges, was determined
for both renters and owners. Finally, the resulting information was
converted into the federally-defined poverty categories. This resulted in
information on Yelm households that spend more than 30% of their
income on housing, in each of the federal poverty categories.
Chapter XIV Page 34
b. Household Income
The household income ranges in dollars for Yelm and unincorporated
Thurston County {~90} 1( 999) and the number of households within each
range are shown in e-3-Table 6 below.
For purposes of this housing element, the federal poverty categories for
income are used. These categories vary by community, depending on the
median income within the particular community. This often requires
converting census data into data that can be used within the federal
poverty categories, and may mean the numbers are estimated. For
Thurston County, the median income in 1999 was $30;1~7~ 46 975 The
federal poverty categories and income for Thurston County, in 49-91999
dollars, are:
Extremely low income households -making less than 30% of
county median income ($0 - $9;~9 14 093)
Very low income households -making between 30% and 50% of
county median income ( $14,094-$23,488)
Low income households -making between 51 % and 80% of county
median income ( $23,489-$37,580)
Moderate income households -making between 81 % and 95% of
county median income ($~4T8~ -~~T$24,782-$44,626)
~Fel
der
A 34 m
D°rcrv°crti eF
~.4 2;4~~
D°r~v°cni
4~
$5 ; A00--$9;-5~9 ~9 ~ 4~ 7: 7
6~ 44~ a~50
~ ~ ~
7A a-5:-3 a-1-x-1-86
$~5-;900---$49;~g ~A 4~4 496 2~
eves; AOA ~9 €r3 4~~ 2-2 ~ 1-
Table 6
Household Income for City of Yelm and Thurston Countv (total) 2000
Income in 1999 Yelm Thurston Countv
Number Percent Number Percent
Households 1,206 100.0 81,666 100.0
Less than $10.000 122 10.1 5,422 6.6
$10,000 - $14,999 100 8_3 4,251 5_2
Chapter XIV Page 35
$15,000 - $24,999 147 12.2 9,099 11.1
$25,000 - $34,999 150 12.4 10,417 12.8
$35,000 - $49,999 253 21.0 14,501 17.8
$50,000 - $74,999 300 24.9 19,489 23.9
$75,000 - $99,999 82 6_8 9,655 11.8
$100,000 - $149,999 40 3_3 6,430 7_9
$150,000 - $199,999 9 0_7 1,160 1_4
$200,000 or more 3 0_2 1,242 1_5
Median Household Income (Dollars) 39,453 ~ 46,975
Source: Census 2000.
c. Housing Affordability
Housing is generally considered to be affordable if the cost does not
exceed 30% of family income. ~-+g-u~eTTables 4-7a~a below shows that
for owner-occupied housing in Yelm,-X534.0% (64-196 out of 24574) e#
households paid 30% or more of their family income for housing. For
owner-occupied housing in Thurston County (overall), ~-7~°~ (49,801
out of 25441,441) of households paid 30% or more. Table 8
shows that for renter-occupied housing, a~238% in Yelm pay 30% or
more of their family income for housing, and ~-940% in Thurston County
(overall) pay 30% or more.
nv~raei i * inirnnn~ ~uuni ncrrnTei +~uun~ nc~n-rei
i o~~ +h.,., Q~ n nnn ~~ _ e -a-A0~43A = ~4~°/a
~3 = 4~-8-% 2~ = 29-~°~e
$~A~AO-* 9-A 2a = ~%
*
0
Chapter XIV Page 36
Table 7
Households Spending as a Percent of Income on Housing (Owner-Occupied)
Selected Monthly Owner Costs Yelm Thurston County
as a Percentage of Household N
b P
t r
N
b Percent
Income in 1999 er
um ercen um
e
Less than 15.0 percent 103 17.9 12,218 29.3
15.0 to 19.9 percent 89 15.5 7.424 17.8
20.0 to 24.9 percent 82 14.3 6,873 16.5
25.0 to 29.9 percent 104 18.1 5,125 12.3
30.0 to 34.9 percent 63 11.0 3,186 7_7
35.0 percent or more 133 23.2 6,615 15.9
Not computed - - 190 .5
Source: Census 2000.
Table 8
Households Spending as a Percent of Income on Housing (Renter-Occupied)
Gross Rent as a Percentage of Yelm Thurston County
Household Income in 1999 Number Percent Number Percent
Less than 15.0 percent 105 21.9 4,009 14.8
15.0 to 19.9 percent 62 12.9 4,074 15.1
20.0 to 24.9 percent 71 14.8 3,999 14.8
25.0 to 29.9 percent 45 9_4 2,941 10.9
30.0 to 34.9 percent 24 55_0 2,504 9_3
35.0 percent or more 159 33.2 8,385 31.0
Not computed 13 2_7 1,108 4_1
Source: Census 2000.
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Chapter XIV Page 37
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Chapter XIV Page 38
Yelm
0-30% of Median 102 40 142 204
>30 to 50% of Median 130 20 150 145
>50 to 80% of Median 220 196 416 217
>80 to 95% of Median 37 146 183 112
Remainder 14 374 388 528
i ~.
Thurston County Total
0-30% of Median 1,777 3,004 4,781 8,901
>30 to 50% of Median 8,685 1,735 10,420 8,334
>50 to 80% of Median 13,659 6,761 20,420 14,408
>80 to 95% of Median 2,049 6,847 8,896 6,898
Remainder 1,760 36,842 38,602 43,124
Note: This table is not intended to show aone-to-one relationship between the number of households
within an income range and the number of units available within that same income range. In reali a
larue number of units in the mid-to-lower ran es are rented or owned >~ those who are amending less than
30% of their income for these units. These households "buy-down" and effectively lower their housing
costs while at the same time reducing the inventory available for those with no other options.
Explanation Rentals: Gross Rent _SF3 H62 Universe: Specified renter-occupied housing units• Rent
Asked -SF3 H59 Universe: Specified vacant-for-rent housing units.
Owner: Value for all Owner-Occupied Housing Units SF3 H84 Universe: Owner-Occupied Housin
Units: Price Asked _SF3 H87 Universe: Specified vacant-for-sale-only housine units. Households:
Household Income in 1999 -SF3 P52 Universe: Households.
Source: 2000 Census. TRPC
3. Data on Housing
a. Authorized Housing Units
1=iQ~+Fe-Table 10~ below shows the total authorized housing units as of
2000 and estimated for 2005 ,~ f.,,,ro innl, ,iJc~ evi~+inn
na~er~ed-The data show ° nro~~or nornon~~nc r,f that single-family
homes in Yelm and in the county make up 75% of the housing stock (78%
if manufactured homes are included). ~"~^ ~^ +"° ^^~~^+~~
Chapter XIV Page 39
TABLE 9
CITY OF YELM AND THURSTON COUNTY
ESTIMATE OF AFFORDABLE HOUSING STOCKS AND HOUSEHOLDS
BY INCOME CATEGORY, 2000
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Page 40
Chap ert XN
Table 10
Total Small Area Dwelling Unit Estimates by Type
Yelm and Yelm UGAs, Thurston County Tota12000 and 2005
Yelm C~ 865 330 130 1,160 475 135
UGA 270 15 140 295 15 150
Total 1140 340 270 1,450 485 285
Sources• Thurston Regional Planning Council Bucoda. Lace y. Olympia. Rainier. Tenino, Tumwater, Yelm. and Thurston County
building departments' U S Bureau of the Census Washington State Office of Financial Management.
TABLE 11
CITY OF YELM AND THURSTON COUNTY
TRENDS IN HOUSING COSTS, INCOME AND HOUSING TENURE, 1990 TO 2000
Selected Owner Occupied Home Values and Renter Occupied Gross Rent
1990 Median Value 79.700 56.400
2000 Median Value 145.200 117,400
Percent Increase 82% 108%
1990 Median Gross Rent 460 379
2000 Median Gross Rent 655 625
Percent Increase 42% 65%
Income
Median Household Income in 1989 30.976 19,053
Median Household Income in 1999 46,975 39,453
Percentlncrease 52% 107%
Tenure
1990 Owner Occupied 40.226 277
1990 Renter Occupied 21,924 190
1990 Percent Owner Occupied 65% 59%
1990 Percent Renter Occupied 35% 41
2000 Owner Occupied 54.364 736
2000 Renter Occupied 27.261 479
2000 Percent Owner Occupied 67% 61
2000 Percent Renter Occupied 33% 39%
Sources: 1990 Census and 2000 Census. SF1 and SF3 files.
Note: Housing costs have increased since 1999. Average sales price between March and Mav 2006 was approximately
$232 000' rents ranged from $495 to $1475. Source: Multiple Listing Service.
Chapter XIV Page 41
4. Analysis
Yelm's Urban Growth Area is expected to grow substantially during the next ~A25
years, and household size to continue to decrease.
~ ~ norcnn~ r,cr hn~ ioehn~rl. These two factors point to a continuing demand for
affordable housing. Although housing costs are less expensive than in many
other Thurston County jurisdictions, average income is also lower. As €~-re
Table 76 and 8 illustrates, there is an existing need for affordable housing that is
expected to increase proportionate to the population. Based on a review of
~9A2000 data, adequate single-family housing is likely to be available. While
multi-family units are being constructed, there is likely a need for more multi-
family housing for an aging population, and a shift to more single person
households and later marriage. The adopted Land Use Plan provides for a
variety of additional housing types and ~nnro,coc +ho multi-family zoned property
income is also lower.
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TABLE 12
YELM AND COUNTY HOUSING STOCK AGE
Built Before 1980 (1980 and older) 565 45,393
1980 to 2000 (598 of these built since 1990) 752 41,259
Yelm Housing Stock Age by Decade
Built Before 1939 120 6,138
1940 - 1959 82 8.530
1960 - 1969 54 9,356
1970 - 1979 309 21,369
1980 - 1989 172 17,247
1990 -March 2000 580 24.012
Total 1,317 86,652
Source: Census 2000
Chapter XIV Page 42
C. Goals and Policies
Housing Goals and Policies within the Urban Growth Area
GOAL 1: Encourage a variety of housing types and densities and a range of
affordable housing.
Policy 1-1: Monitor the need for special needs housing and work toward
increasing opportunities for such housing.
Policy 1-2: Review the zoning ordinance to ensure that a range of
housing is available throughout the City.
Policy 1-3: Encourage opportunities for a range of housing costs to
enable housing for all segments of the population.
Policy 1-4: Encourage the provision of adequate affordable building
sites through appropriate zoning, infrastructure, and the overall regulatory
climate.
Policy 1-5: Permit a variety of housing types within the residential and
mixed use designations to promote the range of alternatives within the
community, including but not limited to government assisted housing,
housing for low-income families, manufactured housing, multi-family
housing, group and foster homes.
GOAL 2: Encourage housing with a pedestrian orientation in order to promote a
sense of community and safety.
Policy 2-1: Review the zoning ordinance and development standards to
ensure residents can safely walk to points throughout the City.
GOAL 3: Meet County-wide planning policy requirements to ensure a fair share of
affordable housing.
Policy 3-1: Yelm and Thurston County shall encourage a variety of
housing types in the residential designations to assure choice, opportunity,
and availability of a fair share of affordable housing throughout the
community.
Policy 3-2: Yelm and Thurston County should participate with other
jurisdictions within the County in a regional process to monitor achieving
the Fair Share Affordable Housing targets throughout the County.
GOAL 4: Encourage housing that meets adequate safety standards.
Policy 4-1: Continue to adopt the most up-to-date and safest building,
housing, mechanical and other codes.
Chapter XIV Page 43
GOAL 5
GOAL 6
D
1
Policy 4-2: Require owners of unsafe dwelling units to correct significant
problems.
Promote energy efficient housing to reduce the overall costs of home
ownership.
Policy 5-1: Support programs that improve existing structures to make
them more energy efficient.
Policy 5-2: Periodically review energy efficiency requirements adopted
by the City to ensure that they are up-to-date.
Policy 5-3: Promote residential subdivision designs that maximize solar
heating opportunities.
Policy 5-4: Accessory dwelling units should be permitted in all
residential zones, within the City, provided that development standards
and design criteria are satisfied.
Conserve and improve the existing housing stock and neighborhoods.
Policy 6-1: Support rehabilitation efforts for substandard housing.
Policy 6-2: Encourage and facilitate economic development as an
important element of improving housing conditions by providing economic
opportunity.
Future Needs and Alternatives
Introduction
This section discusses the number of affordable housing units within each
income category that will be needed from one forecast period to the next. These
figures are based upon the population forecast approved by the Urban Growth
Management Committee of Thurston Regional Planning Council (TRPC) in 1993.
Since Yelm is required to plan for the growth anticipated within the UGA, the
estimates are for the entire Yelm Urban Growth Area (UGA) rather than for the
current City limits. The estimates are shown in 'I-Table 14 below:
Chapter XIV Page 44
Table 13
Estimated Housing Need for Low and Moderate Income Housing by Income
Category and Forecast Period for Yelm and Yelm Urban Growth Area (UGA)
fAll figures Subject to Roundingl
Year Need ex low Need very low Need low Need moderate TOTAL
91-92 22 17 18 6 63
93-95 18 14 15 5 52
96-2000 24 16 17 5 62
2001-05 16 12 13 4 45
2006-10 19 15 16 5 55
2011-15 22 17 17 6 62
TOTAL: 339
2. Population Estimates for Yelm and Yelm UGA
These figures are }^~°n frnm o mourn fn fh,
.. ........................... ...-.._.. ., .--- ~..~ _._._~ ~---- - -r---------- - -u---- --- --------
^P ^erx~ea+ °~nn+r~g." the target population +s-for the "Medium Growth--F~tl
Oeps+fy" scenario as agreed to by all jurisdictions within Thurston County in
2OO6. ~n shot mourn
Initial population (4~~2000): 3~~ 4,385
Target population (20304x): 11,48099
The estimated need projected in 1993 is approximately 48°%12% of the total new
housing stock anticipated in the Yelm growth area over the next 25 years. Table
14 above outlines the fair share projections for Yelm and its UGAby income
level. The table could be updated if a regional committee replicated the work
completed in 1993.
It is important to note. that this information does not mean that people in these_
income levels are not currently housed. Nor does it mean that this many people
in the future will be without housing. It does mean that many are and will be
paving far more than 30 percent of their income for housing. This leaves them
even less money for transportation, medical care, clothing insurance, etc. And
this further reduces the quality of their lives.
3. Strategies for Housing to Meet Year ~5- 2030 Need
Provide Infrastructure to Support Housing Needs
The land use plan accommodates a variety of housing types to promote choice
and opportunity in housing. In neighborhoods a variety of housing types and
densities are encouraged to enable adequate sewer and water facilities at
Chapter XIV Page 45
reasonable prices. This is key to accommodating a variety of densities at
affordable prices. The City focus under this plan is to assure that such facilities
are planned for and available to meet growth demands which reflect the
changing population needs. Housing patterns will be monitored to assure that
the City is continuing to meet its required housing needs. Adjustments will be
made throughout Yelm and the Yelm Urban Growth Area during periodic
revisions to the Plan where monitoring shows aSub-Area need for change to
assure that required housing needs continue to be met.
Encourage Diversity of Housing Types to Offer Choice and Affordability
Diversity in housing types and location will help to increase housing choices.
This will help meet the changing housing requirements associated with a
changing population. Households are getting smaller. More people live alone.
People are living longer. Some prefer to live in condominiums or townhouses to
be free of the maintenance requirements of a detached house.
Provide Housing Choice In Transportation Efficient Areas
Meeting housing needs especially for low income and elderly means expanding
housing opportunities near essential services and accessible transportation. This
allows households an opportunity to choose to own fewer cars. Studies show
that household vehicle costs consume 18 percent of income and are the second
largest household expenditure after housing. (Source: Livable Places and
Victoria Transportation Policy Institute, 2002.) Low income households in low
density suburban areas spend 25 percent of their income on transportation.
(Source: Transportation Research Board, 2001.)
Maintain Existing Older Housing Stock
Keeping and maintaining the existing affordable housing (much of which is the
existing older housing stock) is generally a more effective strategy than truing to
create an equivalent quantity of comparably priced new housing. Community
Development Block Grant (CDBG) funds are used to rehabilitate deteriorating
housing units in the rural county and south county towns but the need exceeds
the available federal funding.
Chapter XIV Page 46
XIV. MISCELLANEOUS PROVISIONS
Note: A list of the goals and policies applicable to the unincorporated portion of the
Yelm Urban Growth Area is located in Exhibit G.
A. Property Rights
The right of citizens of the Urban Growth Area to be secure in their property is a
fundamental policy of this Comprehensive Plan. The need of the community to provide
adequate public service and to protect the peace and quiet enjoyment of private
property is a fundamental policy of this Comprehensive Plan.
Private property shall not be taken for public purpose without due process and just
compensation where required.
B. Permits
The policy of the City of Yelm and Thurston County is to process permits in a timely and
efficient manner in order to foster the goals of this Comprehensive Plan and Joint Plan.
Development regulations will be integrated and coordinated to achieve this purpose.
C. Citizen Participation
The City of Yelm and Thurston County support the Growth Management Act policies to
encourage and promote citizen participation within the Urban Growth Area.
Development regulations should provide for ample notice and opportunity to participate
in key stages of the planning and development process.
D. Growth Management Act Planning
Yelm is a small community and without resources to fully articulate all GMA goals and
objectives into this Plan. Small cities and towns are authorized to use an abbreviated
process, which Yelm has elected to do. Yelm is committed to continued review and
improvement of its Comprehensive Plan and development regulations, as resources are
available.
E. Comprehensive Plan Amendment
The Comprehensive Plan is to be amended no more than once any calendar year,
except in emergencies. Development regulations will identify an annual calendar to
facilitate the review and amendment process. The City plans for annual review will be
consistent with the policies of Thurston County for amendment of the County's
Comprehensive Plan.
Yelm'
yeafs~,",° ~^m urban growth boundaries shall be reviewed not less than every
ten years. Any change to the long-term boundary must be consistent with the County-
Wde Planning Policies.
Chapter XIV Page 70
F. Growth Management Definitions and Concepts
1. Conformance -The degree to which all plans within the Urban Growth Area,
including plans of other municipal corporations or state agencies comply with
and/or promote the goals and policies of this Comprehensive Plan. Where
inconsistent goals cannot be met by a single plan, consistency shall be
measured by the degree to which the overall goals and objectives are met by the
proposed action.
2. Consistency -The degree to which a project or development accomplishes the
goals and objectives of this Comprehensive Plan. Some goals are mutually
exclusive or incompatible as applied to a specific project. In the event of conflict,
consistency is measured by the degree to which the overall goals and objectives
of the Plan are met by the project.
3. Concurrency -The availability of adequate facilities to meet the public needs
imposed on the Urban Growth Area by any proposal requiring a permit or
approval by the City or County. All projects shall be reviewed to determine that
parks, schools, fire, sewer, water, and transportation will be available or are to be
planned and funded within six years of the date of the project approval.
Development regulations shall identify levels of service and the plans of
implementing the Concurrency requirement.
Chapter XIV Page 71
EXHIBIT B
Population Projections
Note: Existing Exhibit B will be deleted and replaced with a new Exhibit B that reflects
the currently adopted population projections. These projections are updated every 3-
5years.
Exhibit B Page B-1
MEMORANDUM
TO: Thurston Regional Planning Council
FROM: Veena Tabbutt, Senior Planner
DATE: June 30, 2005
SUBJECT: Population Forecast Small Area Allocations
PURPOSE
Approve Population Forecast Small Area Allocations.
Summary:
Staff has prepared new Population Forecast Small Area
Allocations
These allocations are based on the Regional Population and
Employment Forecast approved by the Council in November
2004.
The allocations have been reviewed by the Forecast Advisory
Committee, which consists of staff members for all jurisdictions in
Thurston County, members from various planning commissions,
representatives from the Transportation Advisory Board and
Technical Advisory Committee, and representatives from local
organizations including the commercial and residential building
community, and the environmental community.
These allocations will be used for transportation, sewer, water,
land use, school, and other local government planning purposes.
The final phase in the Forecast Allocations will be the
Employment Forecast Small Area Allocations
Exhibit B Page B-2
BACKGROUND
TRPC develops updated population and employment forecasts every three to five
years. These forecasts are used for transportation, sewer, water, land use, school, and
other local governmental planning purposes. They are also used by the private sector
for business planning. TRPC has been preparing these forecasts periodically since the
late 1960s. We are in the midst of another update.
On November 5th the Thurston Regional Planning Council adopted the County-Wide
Population and Employment Forecast.
Given the forecast of future population county-wide, it must be decided where the
growth will go based on the adopted plans and policies of the local cities, towns, and the
county. County-wide figures are allocated to the planning area level using a large
database of developable lands, development trends, and zoning densities. Only then
can planning for streets, utilities, school sites, park sites, and other public services and
facilities take place.
ISSUES
A key assumption in the Population Forecast Small Area Allocations is that there will be
no major change in land use policy for the Thurston County or the cities and towns
within Thurston County, the Confederated Tribes of the Chehalis Reservation or the
Nisqually Indian Tribe over the period of the forecast. Policies that are assumed to
remain constant are found in the comprehensive plans and related documents from the
fall of 2004, and include (but are not limited to):
• Zoning districts and zoning density calculations (deductions and density
ranges)
• Critical Areas Ordinances
• Size and location of urban growth boundaries (annexations are an
assumption of the model)
• Adopted sewer and water plans
In 2005 the population forecast small area allocations could be considered BASELINE
allocations if there are major changes in any of the policies outlined above. The BASELINE
allocations can then be used to evaluate the effects of any major changes in policy that have
occurred in 2005, or may occur in the future.
REQUESTED ACTION:
After reviewing the attachments, approve Population Forecast Small Area Allocations as
BASELINE allocations.
70:Ib
Attachments
Exhibit B Page B-3
Table 1:
Comparison of new TRPC Population Forecast Small Area Allocations
with the previous allocation'.
Lacey &UGA New 64,600 73,900 82,900 92,200 99,900 106,700
Old 67, 900 75, 500 83, 000 89, 600 94, 600 N/A
Olympia &UGA New 54,500 6Q,900 67,000 72,800 77,900 82,200
Old Sfi;OQO &1,000 67,600 73,600 79,100 N/A
Tumwater&UGA New 21,600 24,400 27,100 32,200 37,100 41,600
Old 23, 000 24, 500 28, 500 32, 800 38,100 N/A
Bucoda &UGA New 620 650 680 710 760 800
Old 620 630 630 640 640 N/A
Rainier &UGA New 1,530 1,760 1,990 2,260 2,510 2,740
Old 1,785 1,970 2,095 2,205 2,315 N/A
Tenino &UGA New 1,940 2,030 2,470 2,890 3,280 3',580
Old 1,.630 1,650 1,670 1,740 1;945 IU/A
Yelm &UGA New 5,490 6,590 7,690 9,100 10,330 11,480
Old 5, 625 6, 825 8, 325 9, 875 11, 375 N/A
Grand Mound UGA New 830 850 870 920 .970 1,000
' Old 1,325 1,525 1,700 1,.875 2,075 N/A
Chehalis Reservation New 30 60 80 110 140 170
Old N/A N/A N/A N/A N/A N/A
Nisquaffy Reservation New 580 630 710 790 870 940
Old N/A N/A 1V/A N/A NIA IVIA
Rural New 72,400 83,300 93,500 104,900 114,300 121,800
Old 78, 400 85.400 91.900 98.500 104, 000 N/A
'Note -added for the Yelm 2006 Comprehensive Plan amendment process. TRPC traditionally updates
population and employment forecasts every 3-5 years, and released the most recent small area (city
and rural) populations forecasts in July of 2005. The latest release was prior to the proposal of the
Thurston Highlands master planned community in Yelm, which may include 5,000 to 6,000 new
dwelling units. The buildout of this development may exceed the time range of the 2030 forecast.
TRPC will continue to monitor residential and commercial development activity and any proposed
changes in Thurston County's rural zoning or the size of the Urban Growth Areas, and anticipates
updating the small area (city and rural) populations forecasts in 2007.
Exhibit B Page B-4
SUMMARY OF THE NEW ALLOCATIONS
Lacey 8 UGA
2030 Rate of Trends:
Po ulation: Growth:
106,700 2.0% Within Lacey, initially some growth is likely to shift to what are now the
unincorporated urban growth areas (UGAs) as the city becomes
developed. Then, as available land supply decreases, Lacey will
continue to grow, but it will likely see a decline in share of county-wide
growth. Using the buildout" factor, the shift in growth is likely to occur by
2015. Toward the end of the forecast period the growth share in all
urban areas, including Lacey, is likely to increase as the demand for
multifamily homes increases. This may result in redevelopment in the
older nei hborhoods and mixed-use districts.
Olympia 8 UGA
2030 Rate of Trends:
Po ulation: Growth:
82,200 1.7% Trends in Olympia are very similar to Lacey. Within Olympia, initially
some growth is likely to shift to the unincorporated UGAs as the city
becomes developed. Then, as available land supply decreases, Olympia
will also see a decline in share of county-wide growth. Using the buildout
factor, the shift in growth is likely to occur by 2015. Toward the end of
the forecast period the growth share in all urban areas is likely to
increase as the demand for multifamily homes increases. This may
cause redevelopment in the older neighborhoods and mixed-use
districts.
Tumwater 8 UGA
2030 Rate of Trends:
Po ulation: Growth:
41,600 2.7% Tumwater is likely to be the recipient of increased growth shares as the
supply of available land is reduced in Lacey and Olympia. This shift in
growth will likely begin to occur around 2015, and continue to the end of
the forecast period. Most of the increased growth share will be located in
what are now the unincor orated urban rowth areas.
11 A buildout factor of 25 percent is applied as an indicator of when to shift growth
shares. This factor is calculated by dividing demand by supply. It makes the
assumption that in any given forecast interval (5 years) only 25 percent of the total
capacity will be available for sale and development. As the total inventory of land or
capacity decreases and prices rise, harder to develop lots, partially developed lots, and
redevelopment opportunities will be available. The buildout factor will be calibrated for
housing type (by zoning district) at the beginning of each forecast period so as to not
artificially create a scarcity of capacity in one type of dwelling unit and a surplus in
another.
Exhibit B Page B-5
Bucoda &UGA
2030 Rate of Trends:
Population: Growth:
800 1.0% Bucoda is likely to see only a modest amount of growth. Growth
shares may begin to increase in the latter years of the forecast if
sewer service becomes available.
Rainier &UGA
2030 Rate of Trends:
Po ulation: Growth:
2,740 2.4% Historically, Rainier has experienced moderate growth, more than
Bucoda and Tenino. It is likely that the growth share in Rainier will
remain relatively constant until sewer service becomes available to
the cit and UGA.
Tenino 8 U GA
2030 Rafe of Trends:
Population: Growth:
3,580 2.6% Historically, Tenino has experienced very little growth. It is likely that
the growth share in Tenino will increase when sewer service
becomes available to the cit and UGA.
Ye/m &UGA
2030 Rate of Trends:
Po ulation: Growth:
11,480 3.0% Historically, Yelm has been one of the fastest growing communities in
Thurston County. It is likely that this trend will continue with growth in
commuting, increased accessibility to Yelm, and a large supply of
land for residential rowth.
Grand Mound UGA
2030 Rate of Trends:
Population: Growth:
1,000 0.7% Grand Mound is not likely to see much residential growth. The area
is mainl desi Hated for commercial and industrial uses.
Confederated Tribes of the Chehalis Reservation (Thurston County portion only)
2030 Rate of Trends:
Po ulation: Growth:
170 7.2% The reservation bisects two counties with most of the population
residing in the Gray's Harbor County portion. The Tribe expects to
see residential growth in the Thurston County portion. This will likely
occur as utilities are available.
Exhibit B Page B-6
Nis uall Reservation (Thurston Count ortion onl )
2030 Rate of Trends:
Po ulation: Growth:
940 2.0% The Tribe anticipates a need for 100 homes. The forecast assumes
this need will be met by around 2015, after which the rate of growth
will continue to the end of the forecast eriod.
Rural count
2030 Rate of Trends:
Population: Growth:
122,000 2.1 % Overall it is likely that there will be a shift in growth shares from the
rural county to the urban areas, so that the split between urban and
rural will be around 70 percent urban growth and 30 percent rural
growth by the end of the forecast period. This is mainly due to an
increasing demand for multifamily housing, which predominately
locates in urban areas.
Using the buildout factor, the north county rural areas have less
available land than those to the south, so it is anticipated that there
will be a steady shift of rural growth to the south county until the
available land supply is fairly even between the two areas. Rural
areas will begin to feel full (the buildout factor will be approached) by
2015, with the exception of the south-central regions of the county
where some land will remain available. Overall, the buildout factors in
the rural county do not indicate a shift in growth shares of single-
family homes to the urban areas. The rural county will continue to
receive the majority of new manufactured homes.
How does the New Forecast (2004-2005) compare to the Previous Forecast (1998-
19gg)?
Lacey &UGA
Old New Notes
Forecast Forecast
2025 2025
94,600 99,900 With the growth in commuters to Pierce County, Lacey is expected to
experience rapid growth. In addition, residential densities in Lacey tend
to be higher than comparable zoning districts in Tumwater and
Olympia, therefore the capacities are slightly higher than modeled in
the revious forecast.
Olympia &UGA
Old New Notes
Forecast Forecasf
2025 2025
79,100 77,900 The forecasts are quite similar.
Exhibit B Page B-7
Tumwafer &UGA
Old New Notes
Forecast Forecast
2025 2025
38,100 37,100 The forecasts are quite similar.
Bucoda &UGA
Old New Notes
Forecast Forecast
2025 2025
640 760 Bucoda now has an UGA so the new forecast includes a larger physical
area.
Rainier 8 UGA
Old New Notes
Forecast Forecast
2025 2025
2,315 2,510 Rainier may see slightly higher growth with the addition of a sewer
s stem.
Tenino &UGA
Old New Notes
Forecast Forecast
2025 2025
1,945 3,280 Tenino will likely experience higher growth with the addition of a sewer
s stem. The new forecast is more consistent with the 1996 forecast.
Yelm &U GA
Old New Notes
Forecast Forecast
2025 2025
11,375 10,330 Yelm will likely still experience rapid growth, at a slightly lower rate than
was forecast previously. The growth rate in Yelm has abated
somewhat after the initial pent up demand for growth was met after the
sewer was put into lace.
Grand Mound UGA
Old New Notes
Forecast Forecast
2025 2025
2,075 970 2000 population estimates for the Grand Mound UGA were revised,
leading to a lower forecast. There does not appear to be much
capacity for residential growth in the UGA, but there is quite a lot of
rowth oin into the Rochester rural sub-area.
Exhibit B Page B-8
Confederated Tribes of the Chehalis Reservation
Old New Notes
Forecast Forecast
2025 2025
NA NA TRPC did not provide a forecast for the Tribes in 1998/99.
Nis uall Reservation
Old New Notes
Forecast Forecast
2025 2025
NA NA TRPC did not rovide a forecast for the Tribes in 1998/99.
Rural Count
Old New Notes
Forecast Forecast
2025 2025
104,000 114,300 Capacity in the rural county may have been understated in the 1998/99
forecast as the undersized but legal lots were not included in the
invento
Exhibit B Page B-9
EXHIBIT G
Consolidated List of Policies
Applicable to the Unincorporated Yelm Urban Growth Area
Note Exhibit G is not required and is no longer deemed necessary as part of the
plan It is recommended that it be deleted in full. Refer to Chapter I, Page 1, A.
Intent -which notes that "The Yelm Comprehensive Plan represents.... this plan also
serves as the Joint Plan between Yelm and Thurston County for Yelm's Urban Growth
Area."
_B Content -clarified which sections are applicable to the UGA area as well as the
City of Yeim.
Yelm/Analysis/Yelm Comp Plan and TC Joint Plan Application 5-25.doc
Exhibit G Page G-1
YELM PLANNING COMMISSION MINUTES
MAY 15, 2006 4:00 P.M.
YELM CITY HALL
Glen Cunningham called the meeting to order at 4:00 PM
Members present: Glen Cunningham, Terry Kaminski, John Graver, Carlos Perez,
Norm Allard, and John Thomson.
Staff: Grant Beck and Tami Merriman
Members Absent: Greg Mattocks -excused
Motion No.
Approval of Minutes:
06-09 MOTION MADE BY NORM ALLARD, SECONDED BY JOHN THOMSON TO
APPROVE THE MINUTES FROM THE APRIL 17, 2006 MEETING. MOTION
CARRIED.
Public Communications -None:
Public Hearing -None
Other:
Mr. Pete Swensen presented a power point presentation explaining how Thurston County
performs the analysis to give the population forecast for the County and local
jurisdictions.
Due to scheduling conflicts, the next meeting of the Planning Commission will be held on
Monday, June 12, 2006.
06-10 MOTION MADE BY NORM ALLARD, SECONDED BY JOHN THOMSON TO
ADJOURN. MEETING ADJOURNED AT 5:08 P.M.
Respectfully submitted,
Tami Merriman, Assistant Planner
Glen Cunningham, Chair Date
Yelm Planning Commission
May 15, 2006
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