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Prairie Creek Open SpacePre-Application Meeting July , 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. Proponent: 2000 Group LLC Representative: Bo Norbjerg Project Proposal: Annex and subdivide approximately 7.15 acres into 43 single-family lots. Project Location: 16345 Railway Road SE The site is not currently within the City limits. The following comments are based on successful annexation into the City with a zoning designation of R-6. Annexation Annexation into the City is a City Council Decision. The Council bases its decision on not only the benefit to the City, but also the projects impact to the City. The annexation process includes the following steps: 1. A petition for annexation with the boundaries of the proposed annexation area is presented to the City by the proponent. 2. Staff reviews the proposal and makes a recommendation to allow, or not allow annexation, based on the policies of the Comprehensive Plan and the joint plan with Thurston County, including: The impact of additional roads brought into the City’s system. Availability of adequate water and sewer capacity. The boundaries of the annexation as it relates to ease of service delivery. The Water System Comprehensive Plan requires that any area annexed into the City provide sufficient water rights to offset the impacts of the development. In order to transfer water rights, the petitioner must present the City with the water rights certificate and information showing beneficial use within the previous five years. If, in the City’s opinion, the information appears sufficient that Ecology would approve a water rights transfer, the application will be submitted to Ecology and the annexation petition will be processed concurrently. 3. The City Council reviews the petition and takes action to allow the annexation to proceed as submitted, to allow it to proceed with different boundaries, or to not allow the annexation. 4. If allowed to proceed, the petitioner must gather the signatures of at least 50% of the owners of the gross land area of the proposed annexation area along with the signatures of 50% of the registered voters. 5. Once the signatures are presented to the City, staff prepares to finalize the annexation, which is done by the City Council. Both the water rights transfer and the annexation would be conditioned on the approval of the other. The annexation would not be finalized until the water rights transfer is finalized and the water rights transfer would not be finalized until the annexation is finalized. Zoning Moderate Density Residential (R-6), Chapter 17.15 Density - 6 units per acre - Maximum number of lots allowed is 43, based on the approximate acreage of 7.15. Actual acreage to 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' Flanking Yard – 15’ Landscaping Chapter 17.80 YMC codes requires landscaping for new and expanded businesses to screen incompatible uses, to soften the hardscape between parking lots and buildings 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 I landscaping is intended to provide a very dense sight barrier and physical buffer to separate conflicting uses, and land use districts. Type I landscaping is required along the eastern property line, where the future zoning is designated Industrial. Type I landscaping is characterized by a 15 foot landscape strip in which any combination of trees, shrubs, fences, walls, earthen berms, and design features provides an effect which is sight-obscuring from adjoining properties. 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 is used around the perimeter of the site to provide visual separation between compatible uses. Type II landscaping is characterized 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. Type III landscaping is intended to provide 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 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 IV landscaping is intended to provide visual relief and shade in parking areas. At least 24 square feet of landscape development for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction. Each planting area must contain at least one tree. Live groundcover shall be provided throughout each landscaping area. No parking stall shall be located more than 50 feet from a tree. Type V landscaping is required in storm water retention areas. 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. 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 16.16.060 YMC requires every subdivision of 25 or more housing units to provide more than one vehicular access from an arterial or collector street. Access to collector streets shall be limited to one access in 300 feet. The proposed plan does not meet this standard, which will have to be addressed at the time of application. If it is not feasible to provide two access points to the development, the number of lots may be limited to 24 until such time as a second access is provided, or propose mitigation measures that would mitigate the impact of not having two access points. 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. The proposed street connection is not feasible as the property to the west has been subdivided and the proposed future street connection is through a platted lot. State Environmental Policy Act. (SEPA) A SEPA Environmental checklist is required, including a Transportation Impact Analysis (TIA) The TIA will be used to identify traffic impacts resulting from the project and improvements necessary to address safety issues (acceleration and deceleration lanes.) 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. Open Space Chapter 16 YMC. Subdivision and Chapter 14.12 YMC Open Space All residential developments are required to provide 5% of the gross area in open space or pay a fee in lieu of. 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 on or within 100' of property. All wells and septic systems 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. ORCAA: 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 (Chapter 173-425 WAC) defines land clearing burning as outdoor burning of trees, stumps, shrubbery, or other natural vegetation from land clearing projects. Olympic Region Clean Air Authority (ORCCA) issues land clearing permits for burning. The applicant shall contact the ORCAA, 2940-B Limited Lane NW, Olympia, WA 98502, (360) 586-1044 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 ORCAA requirements, and prior to any demolition, proof of compliance with ORCAA and a City demolition permit is required. Application/Process Development of the site as a residential subdivision requires Annexation into the City, Preliminary and Final Plat Approval, 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 16 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 6-8 weeks from the time the City receives a completed application packet.