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PL-061505 Ritter Cullens Subdivision City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting June 15, 2005 Land Use Comments 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: Scott Ritter Project Proposal: Subdivide 2.3 acres into 12 residential lots. Project Location: Cullens and Longmire Street, Parcel #’s 21724140400, 21724140300, 21724141600 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 2.3 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 Chapter 17.72 YMC requires a minimum of 2 off-street parking spaces per unit. Vacation of Right-of-Way The right-of-way vacation shall be applied for as part of the subdivision request. Landscaping Chapter 17.80 YMC codes requires landscaping for subdivisions in order to screen adjacent uses, to soften the hardscape between parking lots and buildings as well as streets and parking lots, to provide shade in parking lots, and to ensure storm water treatment and storage areas are aesthetic. 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 to provide visual separation between compatible uses. A solid wood fence meets this requirement. 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 as part of all frontage improvements, and interior streets. 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 subdivision. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to final subdivision approval. Traffic The City has adopted at Chapter 15.40 a Concurrency Management Code that requires payment of a Transportation Facility Charge (TFC) of $750.00 per peak PM trip by new developments. 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. The City requires a Traffic Impact Analysis for all developments creating more than 20 trips onto adjacent streets. Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. All lots shall be served by a street built to applicable city standards, with a minimum of 20-feet of road frontage. 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 in accordance with the Yelm Transportation Plan. State Environmental Policy Act (SEPA) A SEPA 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. 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. To qualify as open space for purposes of the chapter, 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. 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 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. Upon satisfactory completion, the applicant submits the final documentation for final plat approval. Final Plat approval takes approximately 6-8 weeks from the time the City receives a completed application packet.