Drake prelimplat vancilPre-Application Meeting
April 23, 2003
***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.
Applicant: Jimmie L. Drake, Jr.
Project Proposal: Subdivide approximately 2.31 acres into 3 single family lots.
Project Location: 10826 SE Vancil Rd.
Zoning Requirements
The property is zoned Low Density Residential (R-4), Chapter 17.12 YMC. This district alloows 4 units per acre of land. Total number of lots allowed is 9, based on the approximate
acreage of 2.31 Actual acreage shall be determined by a licensed surveyor.
The R-4 district does not have a minimum lot size, but requires the following setbacks:
Front yard - 15' from R-O-W, with a 20' driveway approach.
Rear Yard - 25'
Side yard - minimum 5', total both sides 12'
Residential uses require 2 off-street parking spaces per dwelling unit.
Landscaping
Chapter 17.80 YMC codes requires landscaping for new subdivisions and developments in order to screen incompatible uses, to soften the hardscape between parking lots and buildines as
well as streets and parking lots, to provide shade in parking lots, and to ensure storm water treatment and storage areas are aesthetic.
Type II landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas,
and building elevation. This landscaping is used around the perimeter of a site, and adjacent to buildings. Type II landscaping would be required around the permimeter of the subdivision.
Type II landscaping is charactorized by an 8 foot landscape strip between uses and a 5 foot strip around buildings of any combination of evergreen and deciduous trees (with no more than
50 percent being deciduous), shrubs, earthen berms and related plant materials or design features may be selected; provided, that the resultant effect is to provide partial screening
and buffering between uses and of softening the appearance of streets, parking and structures.
Fences are acceptable in lieu of the 8 foot landscape strip.
Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and walks for separation of pedestrians
from streets and parking areas. Type III landscaping would be required along the Vancil Road and new internal street.
Type III landscaping is typified by a six foot landscaping strip with street trees for a large overstory canopy along streets and pedestrian corridors and grass or other approved vegetation
for groundcover. Earthen berms with grass or other vegetative groundcover and other design features may be worked into landscaping provided the resultant effect of providing a pedestrian-friendly
environment and visual relief where clear site is required can be achieved.
Type V landscaping is required in storm water retention areas, if required.
The floor and slopes of any stormwater retention/detention area shall be planted in vegetation that is suitable and will thrive in hydric soils. The landscaping of the stormwater facility
shall be incorporated with all on-site landscaping.
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 YMC (Concurrency Management) and Chapter 16 YMC (Subdivisions) require the mitigation of traffic impacts. The City has adopted a Transportation Facility Charge (TFC) of
$750.00 per pm peak trip. The Code 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 Code, an analysis prepared by a Traffic Engineer can be submitted to the
City for review and consideration.
The Subdivision Code, Section 16.16.090 YMC, requires that the layout of streets shall provide for continuation of streets existing in adjoining subdivisions. When the 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 May 2002, mitigation fees per single family residential unit have are $1,645.00.
Open Space
Chapter 16 YMC Subdivision and Chapter 14.12 Open Space requries all residential developments are required to provide 5% of the gross area in open space.
Open space shall be dedicated to the City, 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 on or within 100' of the
property must be shown on preliminary plat drawings.
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 Region Clean Air
Authority (ORCAA) issues land clearing permits for burning.
ORCAA
2940-B Limited Lane NW
Olympia, WA 98502
(360) 586-1044 or 1-800-422-5623 (WA only)
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 Planning Commission with a final decision by the City Council. 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.