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PL CV RichardFrench-MiddleRd.122706 City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting December 27, 2006 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: Richard French Project Proposal: Possible subdivision or Addition of Secondary Dwelling Unit on approximately 1.51 acres. Project Location: 16307 Middle Road SE Yelm, WA Assessor Tax Parcel number 64303601000 Zoning Moderate Density Residential (R-6), Chapter 17.15 Density is not to exceed 6 units per acre - Maximum number of dwelling units allowed is 9, minimum is 5, based on the approximate acreage of 1.51. Actual acreage to be determined by a licensed surveyor. Setbacks: Front yard - 15' from R-O-W, with a 20' driveway approach. Rear Yard - 25' Side yard - minimum 5', total both sides 12' Flanking Yard – 15’ Application/Process Development of the site as a residential short subdivision requires Preliminary and Final Plat Approval. The preliminary plat review can be completed in 14 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 6-8 weeks from the time the City receives a completed application packet. Secondary Dwelling Unit To build a second dwelling unit on the property, the following applies. Land use approval is not required, building permits, latecomer fees, and water/sewer connections apply. Chapter 17.15.020 YMC states that a secondary dwelling unit may be created on a single family lot for the exclusive use of persons related by blood or marriage to the owner/occupant of the property. It may consist of one or more rooms, including kitchen and cooking facilities, and may be created by new construction, conversion of, or addition to, either the main residence on the lot or legal accessory building provided that the following requirements are met. For lots of record under one acre such conversion or addition shall not cause the maximum allowable building or development coverage of the lot to be exceeded and shall not it5self exceed 1,000 square feet. For lots of record of one acre or more such conversion or addition shall not cause the maximum allowable building or development coverage of the lot to be exceeded and shall not exceed a 28 foot by 56 foot manufactured home or stick built home of equal size. Said conversion or addition shall comply with all rules and regulations of the building, plumbing, fire and other applicable codes. A building permit and all other applicable permits shall be obtained prior to construction. Both units would be required to connect to water/sewer and any onsite septic/wells to be abandoned. Land Use Fees Short Plat Application $250.00 + $50.00 per lot. Final Plat Application $750.00 Traffic Impact Analysis $500.00 if it creates more than 20 peak pm trips Landscaping Chapter 17.80 YMC codes requires landscaping for new and expanded development to screen incompatible 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, and adjacent to buildings. Type II landscaping is used around the perimeter of the site to provide visual separation between compatible uses. For a residential subdivision, a 6-foot board fence is acceptable. 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 includes street trees and vegetation required with frontage improvements and landscaping to provide an attractive setting and overstory canopy. 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. 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 Preliminary Plat. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to final plat approval. 17.80.090(F) 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. State Environmental Policy Act. (SEPA) A SEPA Environmental checklist is not required for short subdivision. 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 2006, mitigation fees per single-family residential unit are $2,675.00. Open Space Chapter 16 YMC. Subdivision and Chapter 14.12 YMC Open Space All residential developments are required to provide 5% of the gross area in open space. For 1.51 acres, approximately 3,267 square feet of qualified open space shall be required. Open space shall be dedicated and have the following attributes and characteristics: Environmental interpretation or other education; Park, recreational land, or athletic fields; Off-road footpaths or bicycle trails; or Any other use found by the City to further the purposes of this chapter. Above ground stormwater treatment areas do not qualify as open space. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. The roadway access shall be reviewed as part of the Transportation Impact Analysis. Frontage improvements are required for all new development within the city. Frontage requirements include improvements to roadway from the centerline of right-of-way back towards your property. Additional right-of-way dedication may be required. Frontage improvements will be required along for Railway and Middle Road. Both Railway and Middle Road areis classified as “Neighborhood Collector”. This project will be required to construct half street frontage improvements which may include, utility installation, asphalt widening, curb and gutter, landscape planter, street trees, sidewalk and lighting. The City of Yelm has adopted a Transportation Facility Charge (TFC) of $750.00 per PM peak trip generated by new development. The code provides a default table that the applicant can use to determine the number of new PM trips generated by a proposal. The TFC charges are based on the type of use proposed. Each use may be significantly different. For example, the traffic generated from a fast food restaurant is much greater than a “sit-down” restaurant. 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. Traffic Facilities Charges may be applied to off-site improvements required to mitigate potential significant impacts attributed to the proposed development if the required improvements are capacity related. Water The site will be required to connect to the City of Yelm water system. There is an existing 10” water main is located in Railway and along Middle Road. It would be expected that this project will connect to the existing water mains and extend the water system on your site as needed to support your intended uses. Water connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $1,500 per connection (fee subject to change) inside the city limits. An engineers estimate for water usage will be required as part of the civil plan submission. Water connection fees are payable at building permit issuance. There is a water latecomers fee associated with the site in the amount of $3,656.64. This fee is due and payable at the time of connection to the water line. The existing well(s) will need to be abandoned per Department of Ecology standards and the any water rights will need to be dedicated to the city. An irrigation meter shall be installed, provided an approved backflow prevention device is provided. As sewer use fees are calculated based on water usage, an irrigation meter will lower monthly sewer bills. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. Sewer (is this site connected???? The proposed site is not currently connected to the City of Yelm’s STEP sewer system. There is an existing 6” sewer force main will be installed along in Railway and Middle Road. It would be expected that this project will connect to the existing sewer main located on Middle Road and extend the step sewer system on your site as needed to support your intended uses. This projectEach unit will be required to install a City of Yelm STEP sewer tank(s) assembly. There is a sewer latecomers fee associated with the site in the amount of $2,925.31. This fee is due and payable at the time of connection to the sewer line. Sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $5,569.00 per a connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a connection will also be required. Any on-site septic systems will need to be abandoned prior to site plan review approval. Stormwater This project will be required to conform to the 1992 Department of Ecology Stormwater Manual. Stormwater treatment for all impervious surfaces, such as internal and frontage streets is to be treated on site. The City of Yelm current stormwater policies do not allow for: “Emerging technologies” or “alternate technology” for stormwater treatment. Sand filters or sand lined trenches. All stormwater facilities shall be located a minimum of 10 feet from a property line or tract line and those 10 feet shall be not greater than a 2% slope. Note: The City of Yelm is known to have high ground water. The storm water code requires 3’ of separation from the infiltrative surface to the winter-time high ground water level. Additional separation is required if the area is near or within a “High Ground Water Hazard Area”. ADA Requirements The American Disabilities Act required that facilities are ADA accessible. Facility improvements will have to meet current code. Review of these improvements will be determined upon further review of the civil and architectural plans. Fire All projects need to have fire protection for the buildings. It is likely that fire flow may be an issue at this location, which will be addressed through building official review of the proposed building uses and construction material used for the buildings. All projects are required to conform to the 2003 International Fire Code. The Building Official will review and approved the plan at the time of site plan review. The International Building Code (IBC) provides occupancy ratings for different types of uses. The fire coverage and sprinkler system for the proposed use must meet IBC requirements. Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC is established at a rate of $0.216 per square foot of development for all new development I the City of Yelm. 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 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. 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 (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.