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PL 061505 Long Mixed Use Dev City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597  Pre-Application Meeting January 28, 2004 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: Jack Long Project Proposal: Multi Family Housing Project Location: 502 Crystal Springs St. SE Zoning and Setbacks The property is zoned Moderate Density Residential (R6), Chapter 17.15 YMC. This district allows residential subdivisions at a gross density of up to 6 units per acre. The density is calculated on the gross acreage. Maximum number of dwelling units allowed is 14, based on the approximate 2.25 acres. Actual acreage shall be determined by a licensed surveyor. Side yard setback Minimum 5 feet with a total of 12 feet in both side yards. Rear yard setback 25 feet Front yard setback 15 feet with a 20 foot driveway approach Flanking yard setback 15 feet Maximum building height 35 feet A Mixed Use Planned Development allows for different housing types, however, the number of dwelling units per gross acre permitted in the underlying zone shall serve as the criteria to determine basic density. A density increase may be approved up to twenty percent (20%) provided that three of the following four environmental and recreational amenities are met: (20% of 14 units is 2.8, total 17 units maximum) a. Develop and equip significant recreational areas within the common open space with such features as, but not limited to, swimming pools, tennis courts, bike or pedestrian path systems or children’s play areas, b. Substantial retention of natural groundcover, bushes and trees, c. Landscape the on-site drainage retention facility as per Chapter 17.80 YMC and link with pedestrian path system for passive recreation, d. Provide substantial and exceptional landscaping in excess of the requirements of Chapter 17.80 YMC either in addition to or in lieu of natural landscaping; Parking Chapter 17.72 YMC requires a minimum of 2 off-street parking spaces per unit. Yelm Development Guidelines 4G.110 states; “in all commercial and industrial developments, 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 a 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 by Crystal Springs Road. 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 is charactorized 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. 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 single-family dwelling generates 1.01 peak PM trips, which is equivalent to a TFC of $757.50. 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, and analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. SEPA An environmental checklist is required. 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. The property is adjacent to Yelm Creek, a shoreline of the state, which also includes a 100 year floodplain as identified by FEMA. A shoreline substantial development permit will be required for development within the shoreline jurisdiction, which extends 200 feet from the ordinary high water mark of Yelm Creek. The Thurston County Regional Shoreline allows residential development within the rural shoreline environment, but requires a 50 foot setback to individual lots. The Shoreline Master Program for the Thurston Region lists this shoreline as Rural. In the rural shoreline area, the minimum lot size shall be 20,000 sq. ft. of dry land are, and the minimum lot width shall be one hundred feet (measured at the ordinary high water mark and the building setback line. No lot may be created in the 100 year floodplain. Open Space Chapter 16 YMC (Subdivision) and Chapter 14.12 YMC (Open Space) require all residential developments to provide a minimum of 5% of the gross area in open space. Dedication and protection of the flood plain area meets the open space requirement. Other Thurston County Health Department Review may be required if any wells and/or septic systems are located on or within 100' of property. All wells and septic systems within 100' of the property must be shown on preliminary plat drawings. Any existing wells and septic on site 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 mixed use development requires a public hearing before the Hearing examiner. Application process may be found in Section 17.45.080 YMC. Development of the site as a residential subdivision requires Preliminary and Final Subdivision Approval, including Environmental Review and Traffic Impact Analysis. Preliminary subdivision approval requires a public hearing before the Hearing Examiner. The environmental determination, traffic impact analysis and preliminary subdivision are reviewed concurrently and can be completed in 16 to 18 weeks. Preliminary subdivision 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.