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PL 101905 Long Berry Valley creek side City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting October 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: Pacific Frontier - Jack Long Project Proposal: Subdivide 14.72 acres into 59 residential lots Project Location: 14747 Berry Valley Road - 21724230400 Zoning and Setbacks The property is zoned Low Density Residential (R-4), Chapter 17.24 YMC. This district allows the residential subdivision of land at a density of up to 4 units per acre. The Zoning Code does not establish minimum lot sizes, but each new lot must contain sufficient area to allow a residential structure while maintaining the following setbacks from property lines: Front - 15 feet to face of house 20 feet to face of garage Side - 5 feet minimum, total of 12 feet between both yards Rear - 25 feet Flanking 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. Residential developments which contain 25 or more dwelling units shall provide more than one vehicular access from an arterial or collector street. Parking Two off-site parking spaces per residential lot. Ingress/Egress Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, section 4B.140. The subdivision code, Chapter 16.16.090 requires that the layout of streets shall provide for continuation of streets existing in adjoining subdivisions. This property is bordered by Berry Valley Road to the east and north, Thompson Creek to the west, and proposed commercial development to the south. There is no opportunity for a continuation of streets for this parcel. Landscaping: Chapter 17.80, Type II, III, & V 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 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. A 6 foot tall board fence may be substituted for landscaping in residential subdivisions. Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. Type III landscaping is required for all new street frontages. 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 site plan review. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to occupancy. Traffic The City has adopted 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. For a single family dwelling, the trip generation rate is 1.01 per unit. The TFC of $757.50 is due and payable at the time of building permit issuance. A Transportation Impact analysis is required. SEPA An environmental checklist and a SEPA threshold determination is required. Thompson Creek is not listed as a shoreline of the state, no shoreline permit is required, however, there are wetlands, flood plain, and high groundwater associated with Thompson Creek. A critical areas report is required to determine the wetland rating and analysis. The wetland rating will then determine the wetland buffer which ranges from 50 feet to 300 feet. The survey must include elevations which will be used to determine the actual flood zone. All development must remain outside of the flood zone. The riparian habitat area width of 150 feet is established along Thompson Creek. When the flood area exceeds the recommended riparian habitat area width, the riparian habitat area shall extend to the outer edge of the flooded area. Hydrologic and hydrogeologic studies are necessary to delineate the high ground water flood hazard area and the base flood elevation. No development shall locate within fifty feet, measured on a horizontal plane, from the outer edge of the high ground water hazard area or extending to a ground elevation two feet above the base flood elevation, whichever is less. The bottom of any infiltration facility for stormwater discharge shall be located at least 6 feet above the base flood elevation. Yelm Community Schools typically requires applicants to mitigate impacts to the District from residential growth through SEPA mitigation. The developer will be required to negotiate an agreement with the District to mitigate school impacts. As of January 2005, mitigation fees per single family residential unit are $2,140.00 and are due and payable at building permit issuance. The actual mitigation fee is established by contract with the District. Open Space All residential developments are required to provide 5% of the gross area in usable open space. All dedicated open space must have the following attributes and characteristics: 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. Above ground stormwater facilities cannot be counted as open space and corner entrances into the plat do not count as open space, unless improved by one of the 4 uses above. The floodplain area may be considered in lieu of an improved open space area. Application and Process Development of the site as a residential subdivision requires Preliminary and Final Plat Approval, and includes Environmental Review. Preliminary Plat approval requires a public hearing and approval by the Hearing Examiner. The environmental determination and preliminary plat are reviewed concurrently and can be completed in 14 to 16 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 to 8 weeks from the time the City receives a completed application packet. Other The Thurston County Health Department may review the application 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. 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.