Study Notes: Yelm Planning Commission Meeting - June 16

Meeting Commencement and Administrative Proceedings

• Call to Order: The meeting was officially called to order by the Chair on Tuesday, June 16, at $04:06\,PM$.
• Roll Call and Attendance:
  • Commissioner Richard Lumsdale: Excused.
  • Commissioner Robert Bailey: Present.
  • Commissioner John Graver: Present.
  • Commissioner Dana Allen: Present.
  • Commissioner Anne Worman: Present.
  • Commissioner Ashley Brooks: Excused.
  • Commissioner Riley Helane: Present (introduced as the newest member with a planning background from Washington University).
• Pledge of Allegiance: All present stood to pledge allegiance to the flag of the United States of America.
• Review of Meeting Minutes: The commission reviewed the minutes from the previous meeting. A motion was made and seconded to approve the minutes as written. The motion passed unanimously with no nays.

Staff Communications and Policy Updates

• Habitat Conservation Plan (HCP):
  • Staff announced that a consultant has been working on a Habitat Conservation Plan.
  • A briefing on the progress of this plan is expected within the next month or two.
  • While the Planning Commission does not have an official approval role in the HCP, the plan is considered a major issue that will dictate how future projects are reviewed.
• Joint Study Meeting with City Council:
  • A follow-up was requested regarding a joint session with the City Council.
  • Staff reported no current updates from Richard regarding coordination.
  • There is an ongoing effort to share ideas between the Chair, the administrator, the mayor, and the Commission.
• General Public Comment Period: The floor was opened for general public comments (limited to $3\,minutes$ per speaker and a total of $5\,speakers$). No members of the public stepped forward at this time.

Public Hearing: Proposed Property Rezones

• Opening of Hearing: The public hearing for the rezones was officially opened at $04:11\,PM$.
• Annexation Context:
  • Staff noted the recent annexation of territory in the "Upper Bengaluru" area, totaling approximately $1,208,000\,tons$ (as stated in the transcript).
  • The rezones were delayed until after the annexation to avoid the extensive process of seeking agreement from the "Walmthirsten County" joint comprehensive plan. As annexed land, the City of Yelm now has sole authority.
• Specific Rezone Items:
  • Item 1: Four parcels North of the "Mill Loop," accessed via "Killian Road Southeast" at "88th Avenue Southeast" and "Mountain View Road Southeast," from Industrial to $R\text{-}6$.
  • Item 2: Ten parcels North of the "Yonge Loop" (also referred to as the "Yellow Loop"), accessed via "Killian Road Southeast," "80th Avenue Southeast," and "Mount Vee Road Southeast," from Industrial to $R\text{-}4$.
  • Item 3: Four parcels South of the "Yelm Loop," accessed from "NP Road Northeast" and "Canal Road," from Industrial to $R\text{-}6$.
  • Item 4: Two parcels from $C\text{-}1$ to $R\text{-}16$ adjacent to "Safeway," with access from "Vansal Road."
• Technical Rationale for Rezones:
  • Traffic Constraints: The "Yelm Loop" bypass has dead-ended several roads, such as "Mountain View Road." Industrial traffic (semi-trucks) would have to navigate narrow roads and sharp turns through residential areas to reach these sites, which is unsuitable.
  • Land Use Compatibility: Rezoning prevents semi-trucks from driving directly past residential properties to reach industrial sites. Residential traffic is more easily filtered through local roundabouts.
  • Zoning Densities:
    • $R\text{-}6$: Moderate density residential requiring a minimum of $3\,units/acre$ and a maximum of $6\,units/acre$.
    • $R\text{-}4$: Low density, requiring no less and no more than $4\,units/acre$, typically placed near county boundaries.
    • $R\text{-}16$: Higher density commercial residential. One proposed parcel is already the "Salmon Run Apartments."
• Public Testimony:
  • Bill Rothwell: Speaking as the executor for his late father's property (held for over $50\,years$), he clarified that the land in question is not $100\%\,oak$ habitat, estimating it is likely $25\%$ to $30\%\,oak$, primarily near the canal.
• Closing of Rezone Hearing: The hearing closed at $04:24\,PM$. A motion to approve the rezones from commercial/industrial to $R\text{-}4$, $R\text{-}6$, and $R\text{-}16$ was passed unanimously.

Questions and Discussion regarding Rezones

• Yelm Athletic Complex (YAC): A commissioner asked how the rezoning aligns with the Mayor’s vision for the athletic complex at the end of "Collins." Staff clarified that those plans were speculative and the Mayor is now looking at alternative locations better suited for the YAC.
• Critical Areas and Oak Habitats:
  • Question: How does the $R\text{-}6$ designation affect land on the critical areas map, specifically oak habitats?
  • Response: Protective provisions for oak habitat will constrain development. While there is no set buffer (unlike wetlands which range from $50$ to $150\,feet$), Yelm has a prohibition on cutting down "bright oak" trees. Construction must avoid impacting root zones.
  • Reasonable Use Exception: If a private parcel consists entirely of critical areas, the City cannot deny all use of the property due to constitutional "taking" laws. A "reasonable use exception" would be processed, potentially allowing a single house.

Public Hearing: Amendments to Title 18 (Unified Development Code)

• Opening of Hearing: The hearing for Title 18 amendments opened at $04:25\,PM$.
• Scope of Amendments:
  1. Accessory Dwelling Units (ADUs): Establishment of design standards for residential and non-residential lots.
  2. Rear Yard Setbacks: Reduced from $25\,feet$ to $20\,feet$ in all residential zones.
  3. Side Yard Setbacks: Reduced to $5\,feet$ for residential buildings (non-multifamily) in $R\text{-}16$ districts.
  4. Density Increase: Minimum density in $R\text{-}6$ zones increased from $3\,units/acre$ to $4\,units/acre$.
  5. Hammerhead Turnarounds: Allowed as an alternative to cul-de-sacs for emergency vehicle access, subject to approval by the Public Services Director and Fire Marshal. This is a tool for oddly shaped parcels where a standard cul-de-sac (which has a $90\,foot\,radius$) is physically impossible.
  6. C-3 Zone Lot Area: Revised minimum lot area requirements. The current code reserved large parcels for "big box" retail (consistent with requirements near "Walmart"). The amendment reduces the minimum lot area to be consistent with the $C\text{-}2$ zone, allowing smaller commercial pads like car washes without preventing larger stores like "Costco," "Home Depot," or "Lowe's."
  7. Ground Oriented Residential: Provides clarity on setbacks for duplexes and townhomes in the "CBD" (Central Business District) compared to mixed-use or multifamily buildings.
• Closing of Hearing and Vote: Public comment closed at $04:40\,PM$. A motion to accept the Title 18 amendments, including minor requested typo corrections, was made, seconded, and carried unanimously.

Questions and Discussion regarding Title 18

• Clarification of "Ground Oriented Residential": Staff explained this term is used to categorize smaller-scale residential developments like townhomes and duplexes in the CBD without being overly specific or allowing single-family dwellings, which are generally not permitted in the CBD.
• Fire Code Terminology: A commissioner noted the transcript's use of "fire code official." Staff clarified that for consistency with the rest of the chapter, the term should be "Fire Marshal."
• ADU Stock Plans: Staff announced that the city has purchased $5$ "off-the-shelf" stock ADU plans. These will be provided to the public for free on the city website to save residents the cost of design and plan review. This initiative is expected to go live in approximately $8\,weeks$.

Subcommittee and Board Reports

• Yelm Arts Commission / Prairie Days:
  • Schedule: June 25–28.
  • June 25: Organized Bingo.
  • June 26: Evening Dance.
  • June 27: Parade (featuring local dance teams) and Park activities. It was noted that "rides" (carnival-style) will return this year, likely located on closed streets to protect the irrigation system.
  • June 28: Mushball Tournament (described as a game using a large, soft softball).
• Rules and Procedures Subcommittee: The subcommittee is working on an outline for the committee's rules, as requested by Rich.
• Tree Board:
  • The board will meet in September to review the 2026 Arbor Day celebration.
  • The City of Yelm has officially been a "Tree City USA" member for $30\,years$. Specialized $30\text{-}year$ signs from the "Arbor Day Foundation" will be posted soon.

Adjournment

• Motion to Adjourn: A motion was made and seconded to adjourn the meeting.
• Final Approval: All were in favor. The meeting adjourned at approximately $04:46\,PM$.