Loading...
Stephens Prelim City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597  Pre-Application Meeting January 19, 2005 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: Richard Stephens Project Proposal: Preliminary Subdivision of 2.18 acres into 6 Single family lots Project Location: 15218 Longmire Street SE Zoning: Low Density Residential, R-4 Chapter 17.12 and Setbacks: 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 9, based on the approximate 2.18 acres. 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. 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 A minimum of 2 off-street parking spaces per unit is required. Landscaping: Chapter 17.80, Type II, III and V. Type II landscaping is used around the perimeter of the site to provide visual separation of uses from streets, and visual separation of compatible uses. Fences are also acceptable. Type III landscaping provides 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 V landscaping is required for all storm water facilities. A conceptual landscaping plan is required with the application for Preliminary Plat. Final landscaping, irrigation, and open space improvement plan is required as element of civil construction drawings, with installation prior to final plat approval. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Traffic: Chapter 15.40 Concurrency Management, Chapter 16 Subdivision 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 Washington State Licensed Engineer can be submitted to the City for review and consideration. SEPA: State Environmental Policy Act. A SEPA Environmental checklist is not required for a short subdivision. 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 January 2005, mitigation fees per single family residential unit are $2,140.00 and is due and payable at building permit issuance. This fee is subject to change. Open Space: Chapter 16. Subdivision and Chapter 14.12 Open Space All residential developments are required to provide 5% of the gross area in open space. 5% of 2.18 acres =.11 acre or 4,748 sq. ft. Under certain circumstances, the City may impose a fee in lieu of open space. The fee in lieu of equal $0.77 per sq. ft. 4,748 x .77 = $3,656.00. 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. *Corner entrances into the plat do not count as open space, unless improved by one of the 4 uses above. 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. OAPCA: 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 Air Pollution Control Authority (OAPCA) issues land clearing permits for burning. The applicant shall contact the Olympic Air Pollution Control Authority, 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 OAPCA requirements. 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 weeks from the time the City receives a completed application packet.