PreSub Notes 032906City of Yelm
Community Development Department
]05 Ye[m Avenue West
P.O. Box 979
Yelm, WA 98597
Pre-Application Meeting
March 29, 2006
These comments are preliminary in nature antl are not intendetl to represent final comments and or
requirements for the City of Yelm. until a complete application is matle, Ne 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: Denny Balascio
Yelm Property Development
P.O. Box 2950
Yelm, WA 98597
Project Proposal: Subdivide 20 acres into approximately 110 residential lots.
Project Location: Between Mt. View and Killion Roads north of Yelm Avenue West (SR
510).
Zoning and Setbacks
The property is zoned Moderate Density Residential (R-6), which allows residential
subdivisions at a gross density of between 3 and 6 units per acre. The total number of
units allowed on a 20 acre parcel would be 120, although the actual area of the property
would be determined through a survey as part of the subdivision process.
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
Chapter 17.72 YMC requires a minimum of 2off-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 signifcantly 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 southern property boundary.
• 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 northern property line and the
frontages of Killion Road and Mt. View 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
Killion Road and Mt. View Road, 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. 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.
Subdivision Design Standards
Flag lots must have a minimum 20 foot frontage along a public street.
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.
Where a street is temporarily dead-ended, turn around provisions must be provided when
the road serves more than one lot. Hammerheads MAY be allowed, but must have a
minimum distance of 60 feet on either side of the intersection.
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.
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 17325 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 Deveopment Department for review and approval, and satisfy all
conditions of preliminary subdivision approval.
Upon satisfactory completion, the applicant submits the final documentation forfinal plat
approval. Final Plat approval takes approximately 6-8 weeks from the time the City
receives a completed application packet.