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PL CV 120606 Trinity Berry Valley Rd. City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting December 6, 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: Trinity Land Development Project Proposal: Residential Short Subdivision of 2.03 acres into 6 multifamily lots with a total of 24 units. Project Location: 14940 SE Berry Valley Road Zoning High-Density Residential (R-14), Chapter 17.18 Density - 14 units per acre. 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 10' Flanking Yard – 15’ Application/Process Development of the site as a residential subdivision requires Preliminary and Final Subdivision approval, including Environmental Review and Traffic Impact Analysis. Preliminary and Final subdivision approval is an administrative process for Short Subdivisions. The environmental determination and preliminary short subdivision are reviewed concurrently and can be completed in 16 to 18 weeks. Preliminary short subdivision approval is valid for 5 years. Preliminary short 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. Short Plat $250.00 + $50.00 per lot Final Plat Application $750.00 TIA Scoping Fee will be associated with this project. 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. A type II landscape buffer is required along the northern, western and eastern property line and the frontages of Tahoma Boulevard (Berry Valley Road). 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. As stated in Chapter 17.80.090(F) YMC 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. Traffic Street Improvements Frontage improvements shall be consistent with Yelm’s Development Guidelines. These improvements may consist of utility installation, asphalt widening, curb and gutter, landscape planter, street trees, sidewalk and street lighting. The City has adopted at Chapter 15.40 YMC concurrency management tools that require 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 multi-family dwelling generates .60 peak PM trips, which is equivalent to a TFC charge of $450.00. 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, an analysis prepared by a Traffic Engineer can be submitted to the City for review and consideration. The concurrency management code also requires the project make any off-site traffic improvements to meet the safe movement of traffic attributable to the development. The City has formed a Local Improvement District (LID) for the construction of improvements to extend Killion Road south to the subject property, and Yelm Avenue West (SR-510) to 93rd Avenue SE. Water and Sewer lines would be extended to the property as part of the LID. As this proposal could not be approved absent the LID or the construction of the Killion Road extension via other means, the development of this property would be subject to participation in the LID In order to address the access points into the site, the original TIA from the Windshadow project will need to be amended to include the proposed project. The proposed access into the site appears to encumber an area that has been dedicated as open space for the adjacent Windshadow project. Please note that the proposed street connection into the site reduces the amount of open space that has been proposed for the Windshadow project and may interfere with the percentage of required open space. State Environmental Policy Act (SEPA) A SEPA Environmental checklist and threshold determination is required, including a Transportation Impact Analysis (TIA). The TIA for the Windshadow project will need to be amended to include the proposed project. The TIA will be used to identify traffic impacts resulting from the project and improvements necessary to address safety issues. The environmental checklist and TIA must also analyze the consistency of the project with adopted plans. . 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 requires all residential developments to provide 5% of the gross area in open space. For 2.03 acres, approximately 4,479 square feet of qualified open space shall be required. Open space shall be dedicated and at a minimum provide usable space for active as well as passive recreation, convenient access, maintaining existing trees and significant vegetation. For density increase bonus, three of the four following environmental and recreational amenities must be met: 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. Section 14.16.120 YMC provides for the preservation of trees on private property with new development. Section 14.16.110 (A) YMC states “No existing trees shall be removed until a final decision is made regarding the feasibility of preserving existing trees. Section 14.16.110 (C) YMC states that all plans shall include the location of all trees to be retained and removed exceeding eight inches in diameter. Water The proposed site is currently located in the City of Yelm’s water system service area but is not connected to the water system. This project will be required to connect and to extend a 10” water main across its frontage. This project will also be required to install water main, fire hydrants, and water meters along all new proposed roadways within the subdivision. The minimum size water main is 8” in diameter within the project limits (subject to fire flow calculation). The nearest water location for connection is at the entrance of the Windshadow project off of Tahoma Blvd (Berry Valley Road). The water main is 8” in diameter. The water comp plan has shown a 10” water main to be installed to serve this area. The City has formed a Local Improvement District (LID) for the construction of improvements to extend Killion Road south to the subject property, and Yelm Avenue West (SR-510) to 93rd Avenue SE. Water and Sewer lines would be extended to the property as part of the LID. Residential water connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $1,500 per a residential connection (fee subject to change) inside city limits. Each residential unit would be charged for one connection. This fee is payable at building permit issuance. Multi-family dwelling units may qualify for a reduced rate of $1,125 per ERU based on .75 percent of the regular rate per ERU for water connection which is payable at building permit issuance. Reclaimed Water The City of Yelm has a reclaimed water system used for irrigation and non-potable water uses. The reclaimed water system is located in the right of way of Tahoma Blvd. (Berry Valley Road) at the entrance of the Windshadow project. This project would be required to utilize the reclaimed water system for irrigation purposes of open space and planter strips. The City has formed a Local Improvement District (LID) for the construction of improvements to extend Killion Road south to the subject property, and Yelm Avenue West (SR-510) to 93rd Avenue SE. Reclaimed Water lines would be extended to the property as part of the LID. Irrigation Meter An irrigation meter shall be installed for the purpose of irrigation. An approved backflow prevention device will be required for all landscape irrigation connections. Cross Connection Control Washington State Department of Health, in WAC 246-290-490 states that all group A water systems with 1000 or more connections are required by the department of health to develop and implement a cross control connection program. This program requires all commercial buildings and irrigation systems to have a back flow prevention device installed on the water services. A list of approved devices can be located at the above referenced Washington Administrative Code. Sewer The proposed site is currently located in the City of Yelm’s sewer system service area but is not connected to the sewer system. The nearest sewer location for connection is at the entrance of the Windshadow project off of Tahoma Blvd.(Berry Valley Road). The sewer main is 2” in diameter and is not large enough to support this proposal. The sewer comprehensive plan has shown a 12” sewer main to be installed to serve this area. The City has formed a Local Improvement District (LID) for the construction of improvements to extend Killion Road south to the subject property, and Yelm Avenue West (SR-510) to 93rd Avenue SE. Water and Sewer lines would be extended to the property as part of the LID. This project will be required to connect to this sewer main. This project will also be required to install sewer mains along all new proposed roadways within the subdivision. The sewer main sizes will be reviewed on the preliminary plat application. Each lot will be required to have a STEP connection box and STEP sewer service. Residential sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $5,569 per residential connection (fee subject to change) inside city limits. Each residential unit would be charged for one connection. An inspection fee of $145.00 per STEP sewer system will also be required. These fees are payable at building permit issuance. Multi-family dwelling units may qualify for a reduced rate of $4176.75 per ERU based on .75 percent of the regular sewer connection fee which must be paid prior to final approval. Stormwater This project will be required to conform to the 1992 Department of Ecology Stormwater Manual. 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 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. 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.