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PL 021506 Rants Group Creek ST City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting February 15, 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: The Rants Group Owner: Pat Rants Project Proposal: Construct additional 24 Units at Creek Street Apartments Project Location: Creek Street, tax parcel number 64303400202 Zoning and Setbacks The property is zoned Heavy Commercial (C-2), Chapter 17.27 YMC. Side yard setback 10 feet Rear yard setback 20 feet Front yard setback 15 feet Maximum building height 40 feet Chapter 17.72 YMC requires a minimum of 2 off-street parking spaces per unit. Landscaping Chapter 17.80 YMC codes requires landscaping 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. 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 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 application. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to final 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 multi-family dwelling generates .60 peak PM trips, which is equivalent to a TFC of $450.00 per unit. The TFC is payable at time of building permit issuance. State Environmental Policy Act (SEPA) and Critical Areas A SEPA Environmental checklist and threshold determination is required. Yelm School District requires applicants to mitigate impacts to the School District from residential growth. The existing mitigation agreement requires the additional units to pay a fee per unit. The property is bordered by 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 Yelm Critical Areas Code establishes a 150 foot habitat buffer along Yelm Creek. The National Wetland Inventory maps also indicate that the Yelm Creek corridor contains wetlands. A wetland delineation and classification is required to establish if there are any wetlands on site, and the appropriate wetland buffer, which can range from 50 feet to 300 feet, depending on the functions and values of the wetland. Thurston County also delineates this area as a high ground water hazard area. Open Space Chapter 14.12 YMC (Open Space) require all residential developments to provide five percent of the gross area in open space. Open space must 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. The flood zone area may be counted towards open space requirements. 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 requires Site Plan Review Approval, including Environmental Review, and a Shoreline Substantial Development Permit. The shoreline permit approval requires a public hearing before the Hearing Examiner. The environmental determination, site plan review, and shoreline permit are reviewed concurrently and can be completed in 16 to 18 weeks. The shoreline permit is transmitted to the Department of Ecology for an appeal process to the Shoreline Hearings Board, after which development may proceed. Preliminary subdivision approval is valid for 5 years. Site Plan Review approval typically contains conditions of approval that the applicant must complete prior to receiving final occupancy approval. 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 land use approval.