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04.27.05 Yelm Property Development grove road City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597  Pre-Application Meeting April 27, 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: Yelm Property Development, Denny Balascio Project Proposal: Preliminary Subdivision of 10 acres into 52 Single family lots Project Location: Grove Road Based on successful annexation into the City of Yelm, the following regulations apply: Zoning: Medium Density Residential, R-6 Chapter 17.15 and Setbacks: Minimum lot size: None. Preliminary and final plat maps must show building envelope. Density - 6 units per acre - Maximum number of dwelling units allowed is 60, based on the approximate 10 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. 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. 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. The owner/developer of any project requiring site plan review approval, subdivision approval, or short subdivision approval shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners’ association becomes responsible for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Every subdivision of 25 or more housing units shall provide more than one vehicular access from an arterial or collector street. Access to collector streets shall be limited to one access in three hundred feet. 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. The City requires a Traffic Impact Analysis when a development created more than 20 new trips into the traffic system. 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 required, including a Transportation Impact Analysis (TIA) The TIA will be used to identify traffic impacts resulting from the project and improvements necessary to address safety issues (such as acceleration and deceleration lanes.) Mitigation based on the TIA may be required. The TIA will need to include an analysis of the impact to the Y3 corridor from the proposed development, including any potential mitigation measures. 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 10 acres = 0.5 acre or 21,780 sq. ft. 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 200’ 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. 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, 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 weeks from the time the City receives a completed application packet.