Morey prelimplatPre-Application Meeting
January 28, 2004
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: Henrietta Morey
Project Proposal: Boundary Line Adjustment and Subdivision of approximately 5 acres
Project Location: 8812 Burnett Road.
“Boundary line adjustment” means a division made for the purpose of adjusting boundary lines which does not create any additional lot, tract, parcel, site or division nor create any
lot, tract, parcel, site or division which contains insufficient area and dimension to meet minimum requirements for width and area for a building site.
Applications for boundary line adjustments within or outside of an approved subdivision shall be presented to the Community Development Director. Upon finding compliance with minimum
zoning, health, building and other land use regulations and with the Yelm comprehensive plan and upon finding that the adjustment will not adversely affect access, easements or drainfields,
the Director shall issue a certificate of approval. The certificate shall be affixed to a supplemental declaration of subdivision which shall contain the adjusted legal description.
The adjustment shall be effective upon being recorded at Thurston County.
Zoning
Moderate Density Residential (R-6), Chapter 17.15
Density - 6 units per acre - Maximum number of dwelling units allowed is 30, based on the approximate acreage of 5. 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 development 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, and adjacent to buildings. For a residential subdivision, a wood fence meets this requirement.
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.
Type V landscaping is required in stormwater retention/detention 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 proposal creates more than 20 new trips, a Transportation Impact Analysis (TIA) will be required.
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 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.
State Environmental Policy Act. (SEPA)
A SEPA Environmental checklist is required, and TIA if required. 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.
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 on or within 200'
of the property must be shown on preliminary plat drawings. Any existing wells and septic systems 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 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.