Loading...
PL 102605 McCammant Crystal Springs City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597  Pre-Application Meeting October 26, 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: Bryan McCammant Project Proposal: Construct two four-plex units Project Location: 903 Crystal Springs Road, 33020000100 Zoning and Setbacks The property is zoned Moderate Density Residential (R-6), Chapter 17.15 YMC. This district allows residential dwellings, including duplexes and other multifamily dwellings, provided they do not exceed six dwelling units per acre, and are not less than three units per acre. Maximum number of units allowed is 8, minimum is 4, based on 1.27 acres. 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 Site plan review and approval shall be required prior to the use of land for the location of any building in which more than two dwelling units would be contained. Chapter 17.84 YMC. Yelm Creek is a shoreline of the state which is designated a rural environment. Any development within the shoreline jurisdiction would trigger the requirement for a shoreline substantial development permit. Parking The requirements for off-street parking and their design shall be regarded as the minimum; however, the owner, developer, or operator of the premises for which the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space is in excess of the minimum set forth. Chapter 17.72 All residential dwelling units require two (2) off street parking spaces. Yelm Development Guidelines 4G.110 states; “in residential developments containing five (5) or more dwelling units, parking areas shall be so arranged as to make it unnecessary for a vehicle to back out into any street or public right-of-way. A parking plan shall be submitted to the Community Development Department for review and approval at the time of application for site plan review. All required parking areas must be paved, striped and landscaped. Ingress/Egress Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, section 4B.140. Existing vehicular access to the site is on Crystal Springs Road. Not additional accesses shall be created. Landscaping: Chapter 17.80, Type II, III, IV & 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 would be required along the perimeter of the 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. 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 would be required along Crystal Springs Road. 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, if required. 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. The refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be screened with an enclosure of a material and design compatible with the overall architectural theme. A six foot wall or fence shall enclose any outdoor refuse collection point. The fence shall be a solid material such as wood or masonry. 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 shoreline area or floodplain area, if dedicated to the City, may be considered in lieu of an improved open space area. All site plans shall include the location of all trees to be retained and removed (species, diameter and condition) exceeding eight inches in diameter (measured at four and one-half feet from the base of the tree) that are affected by development. Those trees or groups of trees to be retained are to be drawn and identified with their protection zone on the site plan. 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. A Multi-family residence creates .60 new pm peak hour trips. A credit should be issued for the existing traffic generation. To determine the projects impact and fee, use the following formula for the use proposed: Example: 750.00 x .60 = $450.00 per dwelling unit. Credit one residence if existing home to be removed:: 1.01 x $750.00 = $757.50 Total: $2,842.50 If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance, and analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. Fire The SE Thurston Fire/EMS has adopted a fire protection impact fee. This fee is used by the Fire District to fund those capital facilities required by new development. The impact fee for 2006 is $0.216 per sq. ft. of new development. SEPA An environmental checklist is required for four or more dwelling units, and any development within the shoreline jurisdiction area. 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 Yelm 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. 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 (ORCAA) issues land clearing permits for burning. The applicant shall contact the ORCAA, 2940-B Limited Lane NW, Olympia, WA 98502 (360) 586-1044 or 1-800-422-5623 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 and Process Site Plan Review, Chapter 17.84, is an administrative process. Minimum application requirements are located in Section 17.84.060 and are listed on the application form. A project of this size can expect completed review in approximately 12 to 14 weeks. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval. If a shoreline permit is required, a public hearing before the Hearing Examiner is required. A shoreline permit typically requires 4 to 6 months to process, including increased notice requirements and a 30 day appeal period with the Washington Department of Ecology.