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Evergreen vancil rdPre-Application Meeting December 18, 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: Evergreen Quality Building Representative: Mannace Baker Project Proposal: Place multi-family units on 2.3 acres Project Location: 10826 SE Vancil Rd. Zoning: Low Density Residential (R-4), Chapter 17.12 Density - 4 units per acre - Total number of dwelling units allowed is 9, based on the approximate acreage of 2.31 Actual acreage shall be determined by a licensed surveyor. Setbacks: Front yard - 15' from R-O-W, with a 20' driveway approach. Rear Yard - 25' Side yard - minimum 5', total both sides 12' To develop this property to its highest density, you can either subdivide the property into individual lots, or you may keep the property as one lot, and create a Planned Residential Development (PRD). Under the PRD regulations, the land would be owned by an individual, or by a Homeowners Association. The PRD has specific regulations for landscaping and open space. The following comments will address both types of development. For Subdivision: Landscaping: Chapter 17.80, Type II, III, and V. Type II landscaping is used around the perimeter of the site to provide visual separation between 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 and irrigation plan is required as element of civil construction drawings, with installation prior to final plat approval. 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 Traffic Engineer can be submitted to the City for review and consideration. The subdivision code, Chapter 16.16.090 requires that the layout of streets shall provide for continuation of streets existing in adjoining subdivisions. When adjoining property is not subdivided, streets in the proposed plat shall provide access to such unplatted property. SEPA: State Environmental Policy Act. A SEPA Environmental checklist may be required. 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 2001, mitigation fees per single family residential unit have are $1,425.00.i The District may provide for a discount for multi-family housing. Open Space: Chapter 16. Subdivision and Chapter 14.12 Open Space All residential subdivisions are required to provide 5% of the gross area in open space. A fee-in-lieu of dedication shall be the sum of $5,000.00 per buildable single-family lot created within the site of a subdivision that would otherwise have been dedicated as open space. 5% of 2.31 acres is 5,031.18 sq. ft. In the past, the City has determined the fee-in-lieu of amount based on average lot size. Open space shall be dedicated and have the following attributes and characteristics: Environmental interpretation or other education; Park, recreational land, or athletic fields; Off-road footpaths or bicycle trails; or Any other use found by the City to further the purposes of this chapter. Other: Thurston County Health Department Review may be required if any wells and/or septic systems are located within 100' of property. All wells and septic systems within 100' of the property must be shown on preliminary plat drawings. Application/Process: Development of the site as a residential subdivision requires Preliminary and Final Plat Approval, and may including Environmental Review. Preliminary Plat approval requires a public hearing before 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. For a Planned Residential Development these requirements must be met. “A PRD shall be exempt from the specific design requirements of the subdivision ordinance, except that when any parcel of land in a PRD is intended for individual ownership, sale or public dedication. Setbacks: From Perimeter shall be no less than 20 feet. Rear Yard: 25 feet. Wherever buildings are separated, a minimum distance of 10 feet shall be maintained between such buildings. Off-street parking shall provide at least 2 stalls per unit. Common Open Space: Each PRD shall provide not less than 20% of the gross land area for common opens space which shall be either held in single ownership by all of the owners in the development area, or held in common ownership by all of the owners in the development area, or dedicated for public use if acceptable by the City. 20% of 2.31 acres is .46 acres, or 20,037.6 sq. ft. Private Open Space: 300 sq. ft. of private usable open space having a minimum of 15 feet in depth shall be provided for each ground level dwelling unit PRD. Such private open space is to serve as a buffer between dwelling units and common open space.