Loading...
PL CV 070506 Newman Subdivision City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting July 5, 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: Ron Newman P.O. Box 1376 Sumner, WA 98390 Agent: PacWest Engineering 5009 Pacific Highway East, Unit 9-0 Fife, WA 98424 Project Proposal: Subdivide 13.02 acres into 94 single family lots through a Planned Residential Development Project Location: South of 103rd Avenue at 17021 103rd Avenue SE (tax parcel numbers 64303100500 and 64303100402) Zoning and Setbacks The property is zoned Moderate Density Residential (R-6) which is codified at Chapter 17.15 YMC. The R-6 district was created to provide a greater variety of housing types than are permitted in the low-density residential district and to permit a high density of development as a means of providing economical housing. A Planned Residential Development (PRD) is allowed in the R-6 zoning district as a permitted use. The PRD standards were created to encourage imaginative design and the creation of permanent open space by permitting greater flexibility in zoning regulations, to preserve or create environmental amenities, to preserve the natural characteristics of the land, to encourage a variety of housing types, and to provide for the maximum efficiency in the layout of streets and utilities. In the R-6 district, a PRD allows those uses allowed by the underlying zone as well as neighborhood commercial uses, and accessory uses.  Planned Residential Development Standards Setbacks are 20 feet from the exterior property lines and 10 feet between buildings, unless common wall construction is proposed. Twenty percent (20%) of the gross land area shall be common open space that is designed to be attractive and usable with convenient access to all residents and which preserves existing trees and vegetation, if possible. The submitted site plan does not meet this requirement, as approximately 2.6 acres of common open space would be required of a 13.02 acre PRD. The allowed density in a PRD is the same as the underlying zone, in the case of the R-6 district a minimum of 3 homes per gross acre and a maximum of 6 homes per gross acre. A twenty percent (20%) density increase may be approved when three of the following four recreational amenities are met: Develop and equip significant recreational areas. Substantially retain natural groundcover. Landscape any above ground stormwater facilities. Provide substantial and exceptional landscaping. A design that incorporates the high ground water area as common open space along with developed recreational areas would appear to meet both the area requirement and usability requirements to qualify for the density bonus within a PRD. The proposed layout is a typical single family lot subdivision, which does not take advantage of the benefits of the creative design options within a PRD. Critical Areas All of Yelm is considered a critical aquifer recharge area. Existing development regulations address the potential impacts to this critical area, and are typified by the requirement for treatment of stormwater generated from the site and standards for development in and near high groundwater areas. The City wetland maps indicate that the property contains a wetland. A wetland delineation and classification will be required as part of the environmental documents. Wetland buffers range from 50 feet to 300 feet, depending on the classification of the wetland, which may impact development of the property. A wetland survey conducted by Wal-Mart (located directly south of the subject site) indicated that there are no regulated wetlands on the subject site The area is identified as a high ground water flood area. The Yelm Critical Areas Code prohibits any development within 2 feet vertically or 50 feet horizontally, whichever is less, from the edge of a high ground water area. The bottom of any stormwater infiltration system must be located 6 feet above the high ground water elevation. Landscaping and Design Review Street Fronts (103rd and SR 510 Yelm Loop) 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 would be required on all four property boundaries. Type II landscaping is characterized by an 8 foot landscape strip between uses and a 5 foot strip around any common or community 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. For residential developments with separate lots, a 6 foot solid fence may be substituted for a separate landscape buffer. Parking Lot Landscaping Type IV landscaping is intended to provide visual relief and shade in parking areas and would be required if the common usable open space as part of the PRD included any community buildings or recreational features that required a parking lot. At least 24 square feet of landscaping is required for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction. Each planting area must contain at least one tree. Live groundcover shall be provided throughout each landscaping area. No parking stall shall be located more than 50 feet from a tree. Concurrency Transportation concurrency is met when a project completes frontage improvements to any fronting streets, a traffic facilities charge is paid, and any identified off-site traffic safety issues are resolved. A traffic impact analysis is required for any project that generates more than 20 peak PM trips. Water and Sewer concurrency is met when the project is connected to the City’s water and S.T.E.P. sewer system. Fire concurrency is achieved upon payment of a Fire Impact Fee at the time of building permit issuance. The current impact fee is $0.206 per square foot of gross floor area. Based on the average home size in Yelm, the Fire Impact Fee would be $446.00 for a single family dwelling. Concurrency is found for Yelm Community Schools when a School Mitigation agreement is required by a SEPA threshold determination and the developer enters into an agreement with the School District. Currently, the mitigation fee is $2,675.00 for a single family dwelling unit. Transportation Ingress and egress at the site must be consistent with the Yelm Development Guidelines, Section 4B.140, which indicates that the proposed western access point is too close to the proposed intersection of the SR 510 Yelm Loop and 103rd Street, and is also located within the proposed access control corridor for the Loop. A portion of the northwest corner of the property will be required to be dedicated to the City, along with sufficient property along 103rd Avenue to re-construct 103rd as a Neighborhood Collector (28 feet of ROW from centerline). Half street improvements along all property frontage with 103rd will also be required. A neighborhood collector includes a 16 foot travel lane, a 7 foot planter strip, and a 5 foot sidewalk. Internal streets would typically be a local access street, which includes two 11 foot travel lanes, a 7 foot parking strip, a 6 foot planter strip, and a 5 foot sidewalk on one side, but the PRD provisions allow these standards to be modified. The Traffic Impact Analysis required as part of the environmental review will indicate the impacts that the development will have on the transportation system and suggest mitigation measures that may be required. 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. A single family residential development with separate salable lots generates 1.01 new peak PM trips dwelling unit pursuant to the concurrency code. If the PRD concept changed to include some multi-family units, the trip generation rate would be 0.6 new peak PM trips per multi-family unit. The impact fee would be $757.50 per single family dwelling. The Transportation Facilities Charge is payable at time of building permit issuance. Parking Chapter 17.72 YMC requires two off-street parking space for every dwelling unit, typically provided by a garage and driveway approach for a single family dwelling. Water The proposed site is currently not connected to the City of Yelm water system. An existing 10” diameter water main is located at the intersection of 103rd Avenue and Grove Road. This main would be required to be extended to serve the proposed development and also extended across the properties frontage on 103rd Avenue. Fire flow will be an issue at this location and it is possible that the main may have to be looped to the proposed extension along SR 507 by Wal-Mart in order to provide sufficient fire flows. Residential water connections are based on a consumption rate of 900 cubic feet per month (on Equivalent Residential Unit) and are charged at a rate of $1,500 per connection (fee subject to change) inside the city limits. Water connection fees are payable at building permit issuance. If the plan changes to include multi-family, the ERU is charged at 0.6 ERU’s per multi-family unit. An irrigation meter may be installed, provided an approved backflow prevention device is provided. All 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 The proposed site is currently not connected to the City of Yelm’s S.T.E.P. sewer system. The closest existing line in the sewer basin in which the site is located at the corner of 100th Way and Middle Road. This line would have to be extended to Grove Road and down 103rd Avenue to the site, and also extended across the properties frontage on 103rd. Line sizes would be reviewed as part of the civil plan submission and may be adjusted if the proposed use generates more sewer usage than anticipated by the sewer plan. A latecomers agreement may be requested by the developer. Each dwelling unit will be required to install a City of Yelm S.T.E.P. sewer tank assembly. Residential sewer connections are based on a consumption rate of 900 cubic feet per month (One ERU) and are charged at a rate of $5,569.00 per connection (fee subject to change) inside city limits. An inspection fee of $145.00 per connection will also be required. Fire Protection All projects need to have fire protection for the buildings. It is likely that fire flow may be an issue at this location. A fire hydrant and Fire Department access plan that meets the requirements of the International Fire Code will be required as part of the civil plan submissions. Stormwater Developments with over 5,000 square feet of impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. The stormwater system will treat runoff from all impervious surfaces including streets. Typical systems in Yelm infiltrate the treated stormwater into the ground, although the bottom of the infiltration system must be located 6 feet above the high ground water elevation. ADA Requirements The American Disabilities Act required that facilities are ADA accessible. Facility improvements will have to meet current code. State Environmental Policy Act Process A SEPA threshold determination will be required before action is taken on the PRD application. Because of the size of the project, an expanded environmental checklist will be required initially. The expanded checklist should include the following environmental documents: Traffic Impact Analysis. Preliminary Stormwater Plan. The SEPA threshold determination may be appealed to the Hearings Examiner, who would hold an open record hearing on the issue. The Examiner’s decision may be appealed to City Council, which would conduct a closed record hearing and determine if the Examiner’s decision was contrary to law and supported by substantial evidence.  Land Use Review Process A Planned Residential Development application as established by Chapter 17.60 YMC is heard by the Yelm Hearing Examiner. The minimum application requirements can be found at Section 17.60.150 YMC and are listed on the application form. A notice of application is mailed to all property owners within 300 feet of the site. The Hearing Examiner’s decision on a PRD may be appealed to the City Council, which would hold a closed record hearing and determine if the decision was supported by substantial evidence or contrary to law. A conceptual landscaping plan is required with the application for PRD review. The final landscaping and irrigation plan is required as an element of civil plans, with installation and approval prior to occupancy of the business. A subdivision of land is also required pursuant to Title 16 YMC. This approval will be heard concurrently with the PRD application and will also be acted upon by the Yelm Hearing Examiner. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval. Civil Plan Review Process Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain standard details for all infrastructure requirements, including parking lot layout, sewer and water lines, S.T.E.P. tank design, and stormwater control. A pre-submittal meeting with the Development Review Engineer will be required in order to establish the plan standards for the City of Yelm. Allow four to six weeks for the initial civil plan review.  Building Permit Process Building Plan review, permitting and inspections will be based on Title 15 Yelm Municipal Code, adopting the 2003 IBC, IMC, UPC, IFC and the 2001 Washington State Energy Code. By resolution, the City of Yelm re-adopted the 1997 UBC, UMC and UPC Fee schedules. Building Plans may be submitted after Site Plan Review approval. Five(5) sets of plans, one of which may be half scale, two (2) sets of engineering calculations, energy calculations and specifications will be required. Due to the size of the occupancy, an integrated sprinkler and fire alarm system will be required. These plans may be submitted at a later date along with any required kitchen suppression systems. All fire related items 5’ outside the building will be subject to civil review along with domestic water, waste, and storm water. Allow at least two weeks for Building Plan review. Final Analysis The project, as submitted, is inconsistent with a number of key requirements of Yelm’s development regulations. In particular, the requirements for building outside high ground water areas, the access point too close to the SR 510 Loop intersection, and ROW requirements for the SR 510 Loop will make it difficult to achieve a residential development that includes individual single family dwelling lots at the allowed density within the R-6 zoning district, much less with a density bonus under the PRD provisions. It is likely that a development that achieves the maximum density on the property would include two separate development areas on either side of the high ground water area connected by an internal street. A mixed density development as envisioned by the PRD chapter of the Yelm Municipal Code, which could include a mix of single family dwellings, multi-family buildings, or townhomes may be the best opportunity to maximize available density. The provisions of the PRD chapter of the Zoning Code provide the best opportunity design the neighborhood to meet the environmental requirements and achieve the most density.