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PL 062106 Regent Mahan Berrry Valley City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting June 21, 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: Regent Mahan 3077 20th St. E Fife, WA 98424 Representative: C.E.S. NW, Inc 5210 12th St. E Fife, WA 98424 Project Proposal: 77 Unit Multi-Family Complex Project Location: Corner of Berry Valley Road, and Durant Street Zoning and Setbacks The property is zoned High Density Residential (R-14). 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 77 dwelling units, although the actual area of the property would be determined through a survey as part of the subdivision process. 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 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 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. Type IV landscaping is intended to provide visual relief and shade in parking areas. Parking areas shall have at least 24 sq. ft. of landscape development for each parking stall proposed. Each area of landscaping must contain at least 100 sq. ft. of area and must be at least six feet in any direction. Each planting area must contain at least 1 tree. 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 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 unit 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. 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. Section 4B.020, City of Yelm Development Guidelines requires that the layout of streets shall provide for the continuation of streets to adjacent properties. The property to the south has applied for a residential subdivision, and is providing a future street connection at the southern boundary of this site. Connection to this street is required, unless Durant Street is improved to City of Yelm Local Access Residential standards as part of frontage improvement requirements. 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. 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 multi-family residential developments to provide ten 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. 5.5 acres requires 11,979 sq. ft. of open space. The residential subdivision to the south is required to block Durant Street, to prevent vehicle access, and leave the unopened right-of-way as a pedestrian pathway. This development will require the same if Durant Street is not improved. If Durant Street is constructed to City standards, the entire 11,979 sq. ft. of open space shall be located on site. 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. 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 application 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 multi-family complex requires Site Plan approval, including Environmental Review and Traffic Impact Analysis. Site Plan approval typically contains conditions of approval that the applicant must complete prior to receiving occupancy. 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 site plan approval.