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PL 042606 Trinity Land City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting April 26, 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 310 29th Street NE Puyallup, WA 98571 Project Proposal: A mixed-density residential subdivision of 30.55 acres into 218 single family and multi-family dwelling units . Project Location: North of Berry Valley Road. Zoning and Setbacks The property is split between two zoning districts, Low Density Residential (R-4) and High Density Residential (R-14). The R-4 district which allows residential subdivisions at a gross density of 4 units per acre and the R-14 district allows residential developments at a gross density between 6 and 14 units per acre. The maximum number of units allowed on the property would be 220 dwelling units, although the actual area of the property would be determined through a survey as part of the subdivision process. R-4 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 R-14 Side yard setback Minimum 10 feet. Rear yard setback 25 feet Front yard setback 15 feet with a 20 foot driveway approach Flanking yard setback 20 feet Maximum building height 35 feet Chapter 17.72 YMC requires a minimum of 2 off-street parking spaces per unit. 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 I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land districts. Typically, a type I landscaping strip is a 15 foot buffer area with any combination of trees, fences, walls, or berms. A type I landscape buffer is required along the western and northern property boundaries. 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. For a residential subdivision, a solid wood fence may be used for perimeter landscaping. A type II landscape buffer is required along the western 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 is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. 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. A type III landscape buffer would be required along the property frontages along Tahoma Boulevard, as well as new internal streets. 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 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 single family dwelling generates 1.01 peak PM trips, which is equivalent to a TFC of $757.50. Multi-family structures generate 0.6 peak PM trips per unit. The TFC is payable at time of building permit issuance. 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 Subdivision Code, Chapter 16.16 YMC requires every subdivision of 25 or more housing units to provide more than one vehicular access from an arterial or collector street. Access to collector streets shall be limited to one access in 300 feet. The City has been petitioned to form a Local Improvement District for the construction of Street Improvements to Killion Road, extending Killion Road south to the subject property, and Yelm Avenue to 93rd Street. Water and Sewer lines would be extended to the property as part of the proposed Local Improvement District. As the proposal could not be approved absent the Local Improvement District or the construction of the Killion Road extension via other means, the development of the property would be subject to participation in the LID. The proposed extension of Killion Road to serve the subject property (Tahoma Boulevard) is to the point in the design process that access points to the Boulevard have been identified. The proposed eastern access from the proposed development does not presently align with a proposed access point, and Berry Valley Road at the western access point will be relocated. The westernmost access point may be allowed to connect to Tahoma Boulevard, but only as a right in-right out intersection. Subdivision Design Standards Blocks may not be any longer than 660 feet unless measures are taken to soften the visual impact of longer blocks and traffic calming measures provided. The layout of streets shall provide for the continuation of streets to adjacent properties. While the proposed layout provides connected streets to adjoining properties to the west and east (which is a commercial zoning district), it may be more appropriate to explore connectivity with the High School property to the north. Dead end streets with a cul-de-sac may not be greater than 660 feet in length and may not serve more than 25 dwelling units.  State Environmental Policy Act (SEPA) and Critical Areas A SEPA Environmental checklist and threshold determination is required, including a Transportation Impact Analysis (TIA). 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. Open Space Title 16 YMC (Subdivision) and Chapter 14.12 YMC (Open Space) require all residential developments to provide five percent of the gross area in open space or pay a fee in lieu of open space. A fee in lieu is only appropriate when the applicant makes a showing that the purposes of the open space requirements will be served without dedicated open space. A 30 acre residential development would require 65,340 square feet of improved open space, preferably in several location in the subdivision (pocket park). 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. Section 14.16.120 YMC provides for the preservation of trees on private property with new development. Section 14.16.110 (A) 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. 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 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 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. Miscellaneous Comments Provided that the density minimums are met in on the entire property, it would be allowable to “transfer” densities between the two zoning districts if it results in a development pattern that is consistent with City policies and regulations. A townhouse development is also allowed in both the R-4 and R-14 zoning districts and could result in a density bonus.