00-000willowglen3
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
June 14, 2004
Skillings Connolly
William Maibauer
P.O. Box 5080
Lacey, WA 98597
Dear Mr. Maibauer:
The Community Development Department has reviewed your application for the Willow Glenn Phase III Subdivision, and has determined that it is not complete.
Staff has performed a completeness review, and has found items missing or that do not meet the intent of City regulations.
In regards to our phone discussion, and your letter of response, I offer the following:
Lot configurations for #3, 4, 12, & 13: Section 4B.090 Cul-de-sac, Yelm Development guidelines states that “Streets designed to have one end permanently closed shall be no longer than
600 feet. At the closed end, there shall be a widened “bulb” having a minimum paved traveled radius as shown in the Minimum Street Design Standards Table.
Section 16.16.030 Yelm Municipal Code states that “Any panhandle access shall have a minimum width of 20 feet. This panhandle or flag lot access shall be 20 feet in width for the entire
panhandle access. In other words, it cannot narrow down such as you have submitted for lot #3, 11& 13.
Flood plain survey: Please provide a copy of the survey that you conducted. This copy should include the survey points, as well as the contours.
Stormwater retention pond: We will not allow the storm pond in the flood zone. Section 15.32.280 Floodways; prohibit encroachments, including fill, new construction, substantial improvements,
and other development. It is the City’s policy that we allow no fill or grading in the flood zone area.
The proposed design is such that it always has standing water, which decreases flood capacity in a base flood event. The treatment element is in the floodplain,
which means that during a base flood, untreated stormwater is being discharged to the creek.
A traffic Impact Analysis is required as part of the Preliminary Plat Submission. Your traffic engineer will need to contact Jim Gibson, our Development Review Engineer to arrange for
a scoping meeting to determine the basis for the TIA. You can reach Jim at (360) 458-8438.
The application fee shall be $750, plus $25 per lot, $150 for environmental review, and $500 for TIA review and data.
On your cover page you have incorrect setback data. The setbacks for the R-6 zone are: Front yard 15-feet, with a minimum 20-foot driveway approach. Side yard is a minimum on one
side 5-feet; with a minimum total both sides 12-feet. Flanking yard is 15-feet. Using these setback requirements, it appears that lots 3, 4, 11, 12, & 13 may be in question, the remaining
lots do not reflect a total of 12-feet for side yard setbacks, and your flanking yards do not reflect a 15-foot setback.
You may wish to submit a preliminary drawing, showing compliance with the requirements above, prior to resubmitting the full application package.
If you have any questions please feel free to give me a call. I can be reached at (360) 458-8496.
Sincerely,
Tami Merriman
Assistant Planner