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Bloom Land Use City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting April 6, 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: Rainier General Development. Doug Bloom Project Proposal: Subdivide 5.6 acres into 20 lots Project Location: 1311 and 1405 Crystal Springs Road Zoning and Setbacks The property is zoned Moderate Density Residential (R-6), Chapter 17.24 YMC. This district allows the residential subdivision of land at a density between 3 units per acre (minimum) and 6 units per acre (maximum). Yelm Creek is a shoreline of the state which is designated a rural environment. This designation establishes a density of two homes per acre, a minimum lot size of 20,000 square feet, a minimum lot width of 100 feet, maximum lot coverage of 30 percent, and a setback of 50 feet. If any new lot extends within the shoreline jurisdiction, a shoreline substantial development permit will be required and the restrictions listed above would apply to all lots and portions of lots within the shoreline jurisdiction. Any development within the shoreline jurisdiction, such as the stormwater system, would trigger the requirement for a shoreline substantial development permit. 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. 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. The proposed subdivision meets this standard by continuing the new subdivision street to the south. Landscaping: Chapter 17.80, Type I, II, III, IV 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 western, eastern, and northern property lines. 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 would be required all new internal 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, 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. As the SR 510 Yelm Loop corridor is directly to the north of the subject property, additional noise mitigation may be required along the northern property line through the subdivision review process. 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. All new streets must be constructed to current City standards and dedicated to the City upon final plat approval, which is covered in detail in the civil comments. SEPA An environmental checklist and a SEPA threshold determination is required. 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 March 2004, 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 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. 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 12 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 to 8 weeks from the time the City receives a completed application packet. If a shoreline permit is required, it would also be heard by the Hearing Examiner. 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. 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.