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Hutson prelim burnettPre-Application Meeting September 10, 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: Gary Hutson Project Proposal: Preliminary Subdivision of 9.85 acres and Rezone Project Location: Burnett Road, 21713240102 Zoning and Setbacks The property is currently zoned Low Density Residential (R-4). Chapter 17.12 YMC addresses the standards of the R-4 district. Minimum lot size None. Preliminary and final plat maps must show building envelope. Density 4 units per acre - Maximum number of dwelling units allowed is based on acreage. 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 35 feet. All lots must have a minimum 20 feet on road frontage built to city standards. Lots within a residential subdivision shall be designed so that lots adjacent to arterial and collector streets are not allowed direct access. Parking Chapter 17.72 YMC requires a minimum of 2 off-street parking spaces per residential unit. Parking requirements for commercial uses vary by use and can be found in Chapter 17.72 YMC. Parking would be reviewed at the time of site plan review application for any commercial use. Landscaping Chapter 17.80 YMC codes requires landscaping for new development, and 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 between residential and commercial uses. 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. For residential subdivisions, a 6-foot wood fence may be used for perimeter landscaping 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 Subdivision or Site Plan Review. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to final Subdivision approval or occupancy of a commercial structure. Ingress/Egress Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Every subdivision of 25 or more housing units shall provide more than one vehicular access from an arterial or collector street. Access to collector streets shall be limited to one access in three hundred feet. Traffic Chapter 15.40 YMC - Concurrency Management establishes 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. For commercial uses such as a convenience store, a formula based on square footage is used. The ordinance provides a discounted rate for existing traffic. The new pm peak hour trips for a convenience store is 24.18 per 1,000 square feet. The following is an example of how to determine the trip generation rate. New Trip Generation Rate x gross floor area ? 1,000 x $750.00 = TFC Example: 24.18 x 1,500 = 36,270 ? 1,000 =36.27 x $750.00 = $27,202.50 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. 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 (such as acceleration and deceleration lanes.) Mitigation based on the TIA 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 are $1,645.00 and is due and payable at building permit issuance. This fee is subject to change. Open Space Chapter 14.12 - Open Space requires that all residential developments are required to provide 5% of the gross area in open space, or the payment of a fee in lieu of dedication. All dedicated open space must have the following attributes and characteristics: A. Use. Open space shall be dedicated for one or more of the following uses: 1. Environmental interpretation or other education; 2. Park, recreational land, or athletic fields; 3. Off-road footpaths or bicycles trails; 4. Any other use found by the city to further the purposes of this chapter. Stormwater facilities cannot be counted as open space. Rezone A rezone of a parcel is an amendment to the City of Yelm Comprehensive Plan. Amending the comprehensive plan can only occur once per year and requires a public hearing before the Planning Commission. The Planning Commission’s recommendation is presented for City Council consideration. The City Council may accept, modify, or reject the planning commission’s recommendation. Comprehensive Plan amendments are also reviewed by the Washington State Office of Community Development for consistency with the Growth Management Act. In order to approve a rezone, the City must find that conditions have changed since the adoption of the existing Zoning which makes a new zoning designation more consistent with the policies of the Comprehensive Plan. In the case of the subject property, that finding could be made if the 510|507 Loop, which was adopted as part of the Comprehensive Transportation Plan in 2001, was protected as part of the rezone and subsequent development of the subject parcel. Because the rezone and the development of the parcel as it relates to the Loop corridor are inextricably linked, the rezone application and development review would have to proceed concurrently, with the approval of each predicated on the others approval. One of the policies adopted in 2001 in relation to the 510|507 Loop is limiting commercial uses along the corridor, which is meant to accommodate regional traffic through Yelm. Therefore, a rezone to commercial along the corridor would not be consistent with the Comprehensive Plan and would be unlikely to be approved. 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. 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 (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 (OAPCA) issues land clearing permits for burning. The applicant shall contact the ORCAA, 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 ORCAA requirements. Application/ Process Development of the site as a residential subdivision requires Preliminary and Final Subdivision Approval, and includes Environmental Review. Preliminary Subdivision approval requires a public hearing and approval by the Hearing Examiner. The environmental determination and preliminary subdivision are reviewed concurrently and can be completed in 12 to 18 weeks. Preliminary subdivision 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 to 8 weeks from the time the City receives a completed application packet. A rezone application also requires an environmental review, and public hearing before the Planning Commission and City Council. Amendments to the Comprehensive Plan are limited to once per year by the Growth Management Act. To be heard in the first part of 2004, an application would need to be submitted no later than December 31, 2003. Because the rezone and subsequent development of the property in a manner which protects the 510|507 Loop corridor are linked, the rezone and development approval applications must be submitted and processed concurrently.