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PL CV 083006 Johnsten 104th City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting August 30, 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: Brian Johnston Project Proposal: Short Plat 1 Acre into 4 Lots Project Location: 104th SE Yelm Zoning Low-Density Residential (R-4), Chapter 17.12 Density: up to 4 units per acre - Maximum number of dwelling units allowed is , based on the approximate acreage of . 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 5', total both sides 12' Flanking Yard – 15’ Application/Process Development of the site as a residential short subdivision requires Preliminary and Final Plat Approval. The preliminary plat review can be completed in 12 to 16 weeks. Preliminary Plat 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. Short Plat Application $250.00 + $50.00 per lot. Final Plat Application $750.00 State Environmental Policy Act. (SEPA) A SEPA Environmental checklist is not required for this short subdivision. 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. 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. For a residential subdivision, a 6-foot board fence is acceptable. 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. 17.80.090(F) 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. 104th Ave. SE is classified as a “Neighborhood Collector”, which requires a 16’ paved asphalt section, concrete curb and gutter, planter island, 5’ sidewalk and street lighting. This street classification also does not allow on street parking. Internal plat roads will be classified as a “Local Access Residential.” This roadway requires paved traffic lanes, paved parking lanes, concrete curb and gutter, planter islands, 5’ sidewalk and street lighting. This street classification allows on street parking. The required right of way to be dedicated for the local access roadways is 56’. All lots shall be served by a street built to applicable city standards, with a minimum of 20-feet of road frontage. The subdivision code, Chapter 16.16.090 requires that the layout of streets shall provide for continuation of streets existing in adjoining subdivisions. Chapter 15.40 YMC, Concurrency Management The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated by the proposed use. A single family home generates 1.01 pm peak trips per unit, which is equivalent to a $757.50 TFC. 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. Open Space Chapter 16 YMC. Subdivision and Chapter 14.12 YMC Open Space All residential developments are required to provide 5% of the gross area in open space. For acres, square feet of qualified open space shall be required. 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. Water Water The proposed site is currently located in the City of Yelm’s water system service area. An existing 10” water main is located in 104th Ave. This project will be required to connect and to extend the water main along all new proposed roadways within the subdivision. Each lot will be required to have fire hydrant coverage and a water meter. The minimum watermain size serving the subdivision shall be 8” in diameter. 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 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 for each lot. Latecomers Connection Fee: This parcel has a water latecomers agreement recorded against the property. The latecomer’s fee for water connection is $1,490.50. The fee will need to be paid prior to issuance of construction approval. Irrigation Systems and Meters: An irrigation meter shall be installed for the purpose of irrigation. An approved backflow prevention device will be required for all landscape irrigation connections. The street frontages along and open space area will be required to have irrigation systems. 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 STEP sewer system service area. There is an existing 6” sewer main located in 104th Ave. This project will be required to install sewer main along all new proposed roadways within the subdivision. The proposed 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. Sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $5,569 per a connection (fee subject to change) inside city limits. Each unit would be charged for one connection. An inspection fee of $145.00 per a STEP sewer system will also be required. These fees are payable a building permit issuance. Latecomers Connection Fees: This parcel has a sewer latecomer’s agreement recorded against the property. The latecomer’s fee for sewer connection is $1,282.56. The fees will need to be paid prior to issuance of construction approval. Stormwater This project will be required to conform to the 1992 Department of Ecology Stormwater Manual. The City of Yelm’s stormwater policy does not allow for emerging technologies, alternate technologies sand filters or sand lined trenches for stormwater treatment. 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.