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PL CV 080906 Baker Grove Rd Subdivision City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting August 9, 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: Manny Baker 390 4th Ave SE Yelm, WA 98597 Agent: N/A Project Proposal: Subdivide 2.5 acres into 2 lots or construct a condominium project. Project Location: 10434 Grove Road, (tax parcel number 64303100700) 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 residential subdivision requires a minimum of 3 units per acre, and a maximum of 6 units per acre. To subdivide this parcel into residential single family lots would require a minimum of 7 residential lots, and maximum of 15 units. A Binding Site Plan (BSP) would allow for up to 15 condominium units. The BSP creates pads for construction of buildings and eventual sale of condominium units, however the land is held under single ownership of the condominium association. The Townhouse Development allows for the subdivision of land, and zero lot line clearance between units. A Planned Residential Development (PRD) is also an allowed use in the R-6 district. Standards: For single family residential development: Grove Road is a collector street, and requires a 25 foot setback. Side yard setbacks are 5 feet on one side, with a total of 12 feet. Rear yard setbacks are 25 feet. For townhouse development: Townhouse development allows up to 6 connecting units. Setbacks between buildings are 10 feet Rear yard setbacks are 25 feet. The allowed density in a townhouse development 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. For a PRD 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. 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. Landscaping and Design Review 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, or through the BSP, providing community parking areas. 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. Frontage improvements are required for Grove Road. Half street improvements include a 16 foot travel lane, a 7 foot planter strip, and a 5 foot sidewalk. Depending on the actual right-of-way location, these improvements may require the need for providing a 12 foot drive lane on the opposite side of the street. Residential development requires internal streets be designed as a local access street, which includes two 11 foot travel lanes, two 7 foot parking strips, two 6 foot planter strips, and a 5 foot sidewalk on one side. 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. Townhouse and PRD developments are 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, or $450 per multi-family unit. 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 connected to the City of Yelm water system (6 inch water line in Grove Road). Water lines would be extended into the development to service the new lots or units. 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 may be reduced for multi-family units. 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 the site, and also extended across the property frontage on Grove Road. 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 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 is required when more than 4 dwelling units are created, or more than 9 lots are created. 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 Townhouse developments and Planned Residential Developments that create more than 4 dwelling units, and residential subdivisions are heard by the Yelm Hearing Examiner. A notice of application is mailed to all property owners within 300 feet of the site. The Hearing Examiner’s decision 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. The final landscaping and irrigation plan is required as an element of civil plans, with installation and approval prior to occupancy of the business. 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 As requested on the presubmission form, the creation of 2 single family residential lots does not meet the minimum R-6 zoning requirements. The townhouse development and planned residential development allow for more flexibility in design. All development, except for a single family, or duplex building requires land use approval, which includes full frontage improvements on Grove Road, and the extension of and connection to City sewer service.