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Jackson Cullens RdPre-Application Meeting April 17, 2002 ***These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Colin Jackson Project Proposal: Single Family Home, possible subdivision in future Project Location: 9329 Cullens Road, Yelm 17.15.020 Types of uses permitted. 6. Secondary dwelling units as follows: a secondary dwelling unit may be created on a single-family lot for the exclusive use of persons related by blood or marriage to the owner/occupant of the property. The secondary dwelling unit may consist of one or more rooms, including kitchen and cooking facilities; and may be created by new construction, conversion of, or addition to, either the main residence on the lot or legal accessory building; provided, that: a. For lots of record under one acre such conversion or addition shall not cause the maximum allowable building or development coverage of the lot to be exceeded and shall not itself exceed 1,000 square feet, b. For lots of record of one acre or more such conversion or addition shall not cause the maximum allowable building or development coverage of the lot to be exceeded and shall not itself exceed a 28-foot by 56-foot manufactured home or a stick-built home of equal size, c. Such conversion or addition shall be subject to the availability of public utilities or the approval of the Thurston County environmental health department, d. Said conversion or addition shall comply with all rules and regulations of the building, plumbing, fire and other applicable codes, e. A building permit and all other applicable permits shall be obtained prior to construction of such conversion or addition. (Ord. 669 § 2, 1999; Ord. 561 § 3, 1995; Ord. 555 § 14, 1995). Zoning: Medium Density Residential (R-6) and Setbacks: Minimum lot size: None Side yard setbacks – one side 5-feet, minimum 12-feet total Rear yard setbacks – 25 feet Front yard setbacks – 15 feet, with 20-foot minimum driveway approach. Flanking yard setback – 15 feet Maximum building coverage: 50% Maximum height of buildings shall be 35 feet. Density - 6 units per acre - Maximum number of dwelling units allowed is 17, minimum number of dwelling units required 8, based on the approximate acreage of 2.8. Actual acreage shall be determined by a licensed surveyor. Parking: Chapter 17.72 A minimum of 2 off-street parking spaces per unit is required. The following comments apply for subdivision of land. Each lot within a proposed subdivision shall be served by a street built to applicable city street standards. Minimum size of street frontage shall be 20-feet. Landscaping: Chapter 17.80, Type II, III and V. Type II landscaping is used around the perimeter of the site to provide visual separation of uses from streets, and visual separation of compatible uses. Fences are also acceptable. Type III landscaping provides visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements, and landscaping to provide an attractive setting and overstory canopy. Type V landscaping is required for all storm water facilities. A conceptual landscaping plan is required with the application for Preliminary Plat. Final landscaping, irrigation, and open space improvement plan is required as element of civil construction drawings, with installation prior to final plat approval. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Proposed access is on Cullens Road. A future connection to adjoining properties must be met. Traffic: Chapter 15.40 Concurrency Management, Chapter 16 Subdivision The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated by the proposed use. A single family home generates 1.01 pm peak trips per unit which is equivalent to a $757.50 TFC. The TFC is payable at time of building permit issuance. If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance an analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. SEPA: State Environmental Policy Act. A SEPA Environmental checklist is required for full subdivision of land. Yelm School District requires applicants to mitigate impacts to the School District from residential growth. Each developer must negotiate an agreement with the School District. As of April 2002, mitigation fees per single family residential unit are $1,625.00, and are payable at building permit issuance. This fee is subject to change. Open Space: Chapter 16. Subdivision and Chapter 14.12 Open Space All residential developments are required to provide 5% of the gross area in open space. For 2.8 acres, 6,098.4 sq. ft. of open space shall be required. Stormwater facilities cannot be counted as open space. Other: Thurston County Health Department Review may be required if any wells and/or septic systems are located on or within 100' of the property. All wells and septic systems on or within 100’ of the property must be shown on preliminary plat drawings. Any existing wells and septic must be abandoned, and any water rights deeded to the City. OAPCA: Buildings containing asbestos and/or lead paint are potential environmental and health hazards. State and federal laws regulate the demolition of buildings containing asbestos and/or lead paint. State law (WAC 173-425) defines land clearing burning as outdoor burning of trees, stumps, shrubbery, or other natural vegetation from land clearing projects. Olympic Air Pollution Control Authority (OAPCA) issues land clearing permits for burning. The applicant shall contact the Olympic Air Pollution Control Authority, 909 Sleater-Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure any necessary permit(s) for the removal of materials containing asbestos and/or lead paint, and for land clearing burn permits. Prior to issuance of a city building permit the applicant shall demonstrate compliance with any OAPCA requirements. Application/ Process: Development of a single family home requires building permit. Development of the site as a residential subdivision requires Preliminary and Final Plat Approval, and includes Environmental Review. Preliminary Plat approval requires a public hearing and approval by the Hearing Examiner. The environmental determination and preliminary plat are reviewed concurrently and can be completed in 12 to 18 weeks. Preliminary Plat approval is valid for 5 years. Preliminary subdivision approval typically contains conditions of approval that the applicant must complete prior to receiving final subdivision approval or permits for construction. Following land use approval the applicant is required to submit civil construction drawings to the Community Development Department for review and approval, and satisfy all conditions of preliminary subdivision approval. Upon satisfactory completion, the applicant submits the final documentation for final plat approval. Final Plat approval takes approximately 6 weeks from the time the City receives a completed application packet.