Crystal Springs Incomplete (2)
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
September 18, 2006
Petra Engineering, LLC
1306 North I Street
Tacoma, WA 98403
Re: Crystal Springs PRD
To Whom It May Concern:
On September 1, 2006, the Community Development Department received an application for Preliminary Plat Review for the above referenced project. The application submittal is not complete
and further information is required before we can begin the review process.
The boundary line adjustment for these parcels must be complete prior to processing this application. The application submitted is for a preliminary plat, however the site plan shows
a PRD. It is unclear as to whether you are applying for a subdivision as part of a standard planned residential development, in which each lot with small front and back yard is saleable.
If you are proposing a subdivision, your site plan should depict individual lot lines. Please contact me if you have questions regarding which land use application to use.
A critical areas report is required pursuant to Chapter 14.08 YMC. Wetland delineation, buffer averaging, floodplain and possible high groundwater issues must be addressed. The plan
submitted with your application was prepared for a parcel in Pierce County.
The application is proposing development within 200-feet of Yelm Creek which is a shoreline of the state. A shoreline substantial development is required. The Shoreline Master Program
for Thurston County, which the City of Yelm has adopted, requires that lots created within the shoreline jurisdiction area not exceed two dwelling units per acre.
I have included application forms and supporting information for a PRD development. Please submit the 300-foot radius property owners addresses on mailing labels equivalent to Avery
5160.
The following fees are applicable for a PRD application:
PRD $ 750.00
$25. per unit $ 725.00
SEPA $ 150.00
Shoreline Permit (50%) $ 250.00
$1,875.00
In checking your application materials, we noticed some items on your site plan that do not meet our development regulations, and would like to bring them to your attention. These issues
do not need to be addressed to complete the application package, but will have to be addressed during the review process.
It is not clear how access is provided to the existing house located at 406 Crystal Springs Road. If you intended for the house to be on its own lot, the subdivision process is required.
Section 17.60.020 YMC lists design standards for the PRD. Your application must show how the standards in this section are met. For example, how does the open space located behind
units 1 – 6 meet the design standards listed in Section 17.60.140(3)(a-d), and Section 17.60.140(5)(B)? Specifically, it appears that access to the parcels is not readily available,
and there are no improvements within the open space areas.
As this application is incomplete, and contains information for a project in a different County, I am returning all of your application materials.
If you have any questions, please contact me at (360) 458-8496.
Sincerely,
Tami Merriman
Associate Planner
Department of Community Development
cc: Jack Long