Loading...
Airborne shortplatPre-Application Meeting August 20, 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: Airborne Properties Representative: Brian Reynolds Project Proposal: Subdivide approximately 2.282 acres into 8 single-family lots. Project Location: 104th Avenue SE, Lot A of BLA-03-8344-YL Zoning Low Density Residential, R-4 and Setbacks: Minimum lot size: None. Density - 4 units per acre - Total number of dwelling units allowed is 9, based on the approximate acreage of 2.282 Actual acreage shall be determined by a licensed surveyor. Side yard setbacks – Minimum 5 on one side, total of 12 feet Rear yard setbacks – 25 feet Front yard setbacks – 15 feet with 20 foot driveway approach Flanking yard setbacks – 15 feet Maximum height of buildings shall be 35 feet. Parking: Chapter 17.72 A minimum of 2 off-street parking spaces per unit is required. 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 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 to provide visual separation between compatible uses. Type II landscaping is characterized by an 8 foot landscape strip between uses 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 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. State Environmental Policy Act. (SEPA) This project is not exempt from SEPA environmental review requirements as it is part of a series of related applications, one of which is not exempt from threshold determination requirements (a proposed 40 lot subdivision). As an environmental checklist and a traffic impact analysis is being prepared to explore the impacts of the development at the adjacent properties. You may contact the adjacent property owner to have this project included in the review, or you may prepare your own environmental checklist and Traffic Impact Analysis, to include this development with the the surrounding development. 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. Chapter 14.16.120 provides for the preservation of trees on private property with new development. 14.16.110 A. states “No existing trees shall be removed until a final decision is made regarding the feasibility of preserving existing trees. 14.16.110 C. states that all plans shall included the location of all trees to be retained and removed exceeding eight inches in diameter. 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 on site 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 Preliminary Short Plat, and Final Plat Approval. Preliminary Short Plat review is an administrative process. 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.