Code Compliane Worksheet 001P ETRA
ENGINEERING
CRYSTAL SPRINGS -PLANNED RESIDENTIAL DEVELOPMENT
CODE COMPLIANCE WORKSHEET
Petra Job #06-036
Yelm Municipal Cade
Chapter 17.60 -Planned Residential Development
17.60.030 -Where Permitted
REQUIRED Planned residential development may be permitted
in the following land use districts consistent
with the development guidelines in YMC
17.60.060 through 17.60.140:
A. Low-density residential district (R-4);
B. Moderate-density residential district (R-6);
C. High-density residential district (R-14).
PROVIDED Development is located in the R-6 land use district
17.60.040-Types of Uses of Permitted
REQUIRED A. Specifc Types Permitted. In a planned residential
development, the following uses are permitted;
provided, that they meet the standards and
criteria established in this title:
1. Those uses permitted as a matter of right
in the underlying zone;
2. Residential developments of all types as
def ned in this chapter;
3. As a secondary use, the following neighborhood
commercial uses may be permitted in a
PRD subject to the limitations set forth in YMC
17.60.130 and shall be located within the interior:
a. Convenience stores that sell food or
drugs,
b. Deli or cafe,
c. Barber/beauty shop,
d. Laundromat.
B. Other or Related Uses Permitted. Other or
related uses permitted include:
1. Accessory uses specifcally geared to the
needs of the residents of the PRD such as motor
vehicle or boat storage structures, or structures
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related to open space use, subject to the building
and development coverage limitations of the
underlying zone;
2. Special uses as provided in Chapter 17.66
YMC;
3. Home occupations as provided in Chapter
17.69 YMC. (Ord. 561 § 3, 1995; Ord. 555 § 14,
1995).
PROVIDED The project is a residential development located within
an R-6 zoning, which permits PRD developments
17.60.045 -Prohibited Uses
REQUIRED No sale of gasoline, except as provided in Chapter
17.36 YMC. (Ord. 561 § 3, 1995; Ord. 555
§ 14, 1995).
PROVIDED No gasoline will be sold on site.
17.60.050 - Relationship to Other Ordinance Provisions
REQUIRED A. Zoning Requirements. The provisions of the
zoning ordinance pertaining to land use of the
underlying zoning district shall govern [he use of
land in a planned residential development.
The specific setback, lot size, height limits and
other dimensional requirements are waived, and
[he regulations for PRDs shall be those indicated in
YMC 17.60.110.
B. Platting Requirements. A PRD shall be
exempt from the specifc design requirements of
the subdivision ordinance, except that when any
parcel of land in a PRD is intended for individual
ownership, sale or public dedication, the platting
and procedural requirements of the subdivision
ordinance and applicable state laws pertaining to
the subdivision and conveyancing of land and the
preparation of maps shall be followed.
C. Puhlic Hearing Required. Applications for
PRDs shall require a public hearing before the
planning commission with notice thereof to be
given as provided in Chapter 17.96 YMC. (Ord.
617 § 12, 1998; Ord. 561 § 3, 1995; Ord. 555 § 14,
1995).
PROVIDED The subject property is zoned R-6, which governs land use.
17.60.060 -Development Guidelines -Generally
REQUIRED The standards in YMC 17.60.070 through
17.60.140 shall govern the interpretation and
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administration of this chapter. (Ord. 561 § 3, 1995;
Ord. 555 § 14, 1995).
PROVIDED Please review sections 17.60.070 thru 17.60.140
17.60.070 - Relationship of PDR Site to Adjacent Areas
REQUIRED The design of a planned residential development
shall take into account the relationship of the site to
[he surrounding areas. The perimeter of the PRD
shall be so designed as to minimize undesirable
impact of the PRD on adjacent properties and, conversely,
to minimize undesirable impact of adjacent,
land use and development characteristics on
the PRD. (Ord. 561 § 3, 1995; Ord. 555 § 14,
1995).
PROVIDED Adjacent property is also zoned R-6, impact of adjacent properties
should not be an issue.
17.60.080 -Site Acreage
REQUIRED The minimum site for a planned residential
development shall be two acres if solely residential,
fve acres if it includes a mixed use commercial
proposal. (Ord. 561 § 3, 1995; Ord. 555 § 14,
1995).
PROVIDED Project is located on a 4.15 acre parcel.
17.60.090 • Access to Public Right-of-Way
REQUIRED The major internal street serving the PRD shall
be connected to at least one major arterial, secondary
arterial or collector street. (Ord. 561 § 3, 1995;
Ord. 555 § 14, 1995).
PROVIDED The major internal street serving the development connects to
Crystal Springs Road NW which is classified as a Neighborhood Collector
17.60.100 • lot Size
REQUIRED The minimum lot size provisions of other chapters
of the zoning title are waived in a planned residential
development. (Ord. 561 § 3, 1995; Ord.
555 § 14, 1995).
PROVIDED Minimum lot sizes are waived
17.60.710 -Setbacks and Side Yard Requirements
REQUIRED A. Setbacks from the exterior boundary line of
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the PRD area shall be comparable to or compatible
with those of the existing development of adjacent
properties, or, if adjacent properties are undeveloped,
the type of development which may reasonably
be expected on such properties given the
existing zoning of such properties or the projections
of the comprehensive plan. In no event shall
such setback be less than 20 feet.
B. Setbacks or Side Yards Between Buildings.
The standard setbacks and yard requirements
between buildings may be waived in a PRD. Buildings
may have common walls and, therefore, be
built to the property line as in townhouse construction.
Wherever buildings are separated, a minimum
distance of 10 feet shall be maintained between
such buildings. (Ord. 561 § 3, 1995; Ord. 555 § 14,
1995).
PROVIDED .The project exterior boundary setbacks are comparable with
adjacent properties existing zoning of R-6. All building have a
minimum setback of 10 fee[.
77.60.120 - Off~Street Parking
REQUIRED Oif-street parking shall be provided in a PRD iri
the same ratios for types of buildings and uses as
required far the underlying zoning district, and as
described in Chapter 17.72 YMC. (Ord. 561 § 3,
1sss; ord. sss § 1a, 7sss>.
PROVIDED Each proposed unit has a 1 car garage as well as 1 parking stall in the
driveway area. In addition there are 71 off-street parking spaces available.
17.60.125 -Refuse Areas
REQUIRED A. Refuse container screening shall be required
and be of a material and design compatible with the
overall architectural theme of the associated structure,
shall be at least as high as the refuse container,
and shall in no case be less than six feet high.
B. No refuse container shall be permitted
between a street and the front of a building.
C. Refuse collection areas shall be designed to
contain all refuse generated on-site and deposited
between collections. Deposited refuse shall not be
visible from outside the refuse enclosure. (Ord. 775
§ 2, 2003).
PROVIDED Refuse containers will be designed to be compatible with the over all
design scheme.
17.60.130 -Secondary Use Limitations
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REQUIRED A. Commercial uses are subject to site plan
review procedures and shall be provided for in the
original, Flnally approved version of the PRD
application for the development within which the
commercial use is to be integrated. "Original," as is
used in [his subsection, refers to the PRD application
as i[ existed at the time of its final approval by
the city council.
B. The gross floor area of the commercial use
shall not exceed the product of 30 square feet multiplied
by the number of dwelling units within the
development. The purpose of restricting commercial
development is to prevent the PRD process
from being used as a vehicle for rezoning to commercial
use which may not be at all related to the
commercial needs of the area. Once a relatively
large number of dwelling units have been com-
pleted or occupied, the need for such commercial
development may be justifed.
C. A foal plat must be fled for at least 50 percent
of the platted lots before occupancy permits
will be issued for the construction of commercial
uses. (Ord. 561 § 3, 1995; Ord. 555 § 14, 1995).
PROVIDED No commercial uses are planned for this development
17.60.140 -Design Standards
REQUIRED A. Open space requirements shall be as provided
below, notwithstanding the provisions of
Chapter 14.12 YMC to [he contrary:
1. Common Open Space. Each planned residential
development shall provide not less than 20
percent of the gross land area for common open
space which shall be either:
a. Held in single ownership where such
ownership assumes full responsibility for maintenance
and operation; or
b. Held in common ownership by all of
the owners in the development area; or
c. Dedicated for public use, if acceptable
to the city. -
2. Common open space may contain such
complementary structures and improvements as
are necessary and appropriate for the beneft and
enjoyment of residents of the PRD; provided, that
the building coverage of such building or structure
combined with the building coverage of the residential
dwellings shall not exceed [he maximum
permitted by the underlying zone.
3. Under most circumstances, common open
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space shall meet the following additional requirements:
a. Open space area must be designed to be
attractive and usable far active as well as passive
recreation opportunities. No use shall be allowed
within open space that adversely affects the aesthetic
appeal or usability of the open space.
b. Open space area shall have convenient
access for residences of the development and shall
be consolidated fo provide maximum access, visibility,
usability, minimization of impacts to residential
uses, and ease of maintenance.
c. Open space areas shall be designed and
placed in consideration of existing and potential
open space on adjacent parcels to provide consolidation
or opportunities far future consolidation of
neighborhood open space areas.
d. Existing trees and signifcant vegetation
shall be maintained in open space areas unless
an alternate landscaping plan for such areas is
required or approved by the site plan review committee.
4. Private Open Space. Three hundred
square feet private, usable open space having a
minimum of 15 feet in depth shall be provided for
each ground level dwelling unit PRD. Such private
open space is to serve as a buffer between dwelling
units and common open space.
5. It the application/owner elects to pay a
fee-in-lieu of [he dedication or common ownership
requirements of this subsection, such fee-in-lieu
shall be calculated and imposed pursuant to YMC
14.12.060; provided, that fee shall be based on the
amount othervvise created as common open space
under the provisions of this subsection (20 percent)
rather than the amount calculated pursuant to YMC
14.12.040(8).
B. Land Area and Dwelling Unit Computations.
1. Density. The density of the underlying
zone governs unless a density increase is granted as
provided in this chapter.
2. Density Increase. The city may approve an
increase in the dwelling unit density of up [o:
a. Twenty percent in the moderate-density
district (R-6), rounded [o the nearest whole number;
provided, that three of the four following environmental
and recreational amenities are me[:
i. Develop and equip significant recreational
areas within [he common open space with
such features as, but not limited to, swimming
pools, tennis courts, bike or pedestrian path systems
or children's play areas,
ii. Substantial retention of natural
groundcover, bushes and trees,
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iii. Landscape the on-site drainage
retention facility as per Chapter 17.80 YMC and
link with pedestrian path system for passive recreation,
iv. Provide substantial and exceptional
landscaping in excess of the requirements of Chapter
17.80 YMC either in addition to or in lieu of
natural landscaping;
b. Twenty-fve percent in the high-density
district (R-14), rounded to the nearest whole number;
provided, that three of the four following environmental
and recreational amenities are met:
i. Develop and equip sign cant recreational
areas within the common open space with
such features as, but not limited to, swimming
pools, tennis courts, bike or pedestrian path systems
or children's play areas,
ii. Substantial retention of natural
groundcover, bushes and trees,
iii. Landscape [he on-site drainage
retention facility as per Chapter 17.80 YMC and
link wish pedestrian path system for passive recreation,
iv. Provide substantial and exceptional
landscaping in excess of [he requirements of Chapter
17.80 YMC either in addition to or in lieu of
natural landscaping.
C. Landscaping Required. Landscaping, including
all common open space, shall be landscaped
in accordance with [he landscaping requirements
in Chapter 17.80 YMC and the provisions of
this section are supplemental [hereto. Natural landscape
features which are [o be preserved, such as
existing trees, drainage ways, rock outcroppings,
etc., may be accepted as part of the landscaping
plan when, in the judgment of the approval authority,
such natural features contribute to the attractiveness
of the proposed development. (Ord. 617
§ 12, 1997; Ord. 561 § 3, 1995; Ord. 555 § 14,
1995).
PROVIDED A) 49 % of the total project area will be reserved as common open space.
All common open space will be dedicated for public use.
Within the common open space complementary structures will include
a 6 foot access trail, playground areas, picnic tables and general open space
to be used for active and passive recreation. All vegetation within the floodplain
and open space areas will be preserved to the maximum extent possible.
B) Underlying zoning of subject property is R-6 (6 dwelling units per acre)
4.15 acres x 6 = 25 units per acre plus a 20 % increase for a total of 30 units
(29 proposed I 1 existing) Density increase is due to meeting 3 of 4 requirements
developing and equipping recreational areas, substantial retention of natural
groundcover, bushes, and trees, and by providing substantial landscaping in
addition of natural landscaping to be preserved.
The existing 150' creek buffer covers 82,117 S.F. of the subject property.
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There are three units with small portions of their building footprints within the
creek buffer, totaling 630 S.F., This intrusion into the buffer will not degrade
the function or value of Yelm Creek. In addition buffering average will be
applied adding 643 S.F. of buffer area to this site for a total of 62,760
S.F. of creek buffer. The proposed impact to Yelm Creek's buffer
does no[ pose an unreasonable threat to the public heath, safety,
or welfare on or off the subject property.
17.60.150 -Preliminary Review and Approval Application -Eligibility and Procedure
REQUIRED A. Who May Apply. Any owner or group of
owners of property acting jointly, or a developer
authorized [o act as agent for an owner or group of
owners, may submit an application for PRD development.
B. Review Procedure. All PRD applications
shall be reviewed and approved or disapproved as
if such PRD were a special use application under
Chapter 17.66 YMC. (Ord. 561 § 3, 1995; Ord. 555
§ 14, 1995).
PROVIDED Petra Engineering will be submitting the applications, acting as an agent [o
the owner.
17.60.160 -Preliminary Review and Approval Application -Required Documentation
REQUIRED An application for PRD development shall
include the following:
A. Vicinity sketch showing [he location of the
site and its relationship to surrounding areas,
including existing streets, driveways, major physiographic
features such as railroads, lakes, streams,
shorelines, schools, parks and other prominent features;
B. A map or maps of the site at a scale not
smaller than 100 feet to the inch, showing all the
information required for a preliminary plat plus the
following:
1. Site boundaries,
2. Streets bounding or abutting the site,
3. Proposed buildings including dimensions,
setbacks, identification of types and the number of
dwelling units in each residential type,
4. Location and dimensions of open spaces,
5. Existing and proposed contours including
natural features,
fi. Parking facilities, their design, size and
capacity,
7. Circulation plan -vehicular and pedestrian,
and paints of ingress and egress from the site,
and their relationship to ingress and egress of
neighborhood properties,
8. Existing buildings and indication of future
use or disposition,
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9. Landscaping plan,
10. Typical front and side elevations and
exterior architectural treatments o(Ihe proposed
units, and
11. Conceptual utility plan, including water,
sewer, storm drainage and lighting;
C. In addition to the graphic materials, the
developer shall submit a written statement providing
the following information:
1. Program for development including estimated
staging or timing of development, including
build-out data [o be submitted to the city and [o the
Yelm school district for each year during the construction
period,
2. Proposed ownership pattern upon completion
of development,
3. Basic content of restrictive covenants,
4. Provisions to assure permanence and
maintenance of common open space through
homeowners association formation, condominium
development or other means acceptable to the city,
5. Statement or tabulation of dwelling unit
densities proposed,
6. Statement describing the relationship of
the proposed PRD to the Yelm development plan.
(Ord. 561 § 3, 1995; Ord. 555 § 14, 1995).
PROVIDED All required information will be submitted within [he PRD application
17.60.170 -Final Review and Approval Application -Filing Time Limitation
REQUIRED Application -Filing time limitation.
An application for final review and approval
shall be fled by the applicant within 18 months of
the date on which preliminary approval was given
by the city council. An extension not exceeding six
months may be granted by the approval authority.
If application for foal approval is not made within
18 months or within the time far which an extension
has been granted, the plan shall be considered
abandoned, and the development of the property
shall be subject to the normal requirements and
limitations of the underlying zone and the subdivision
ordinance. (Ord. 561 § 3, 1995; Ord. 555 § 14,
1995).
PROVIDED Not applicable at this time.
17.60.180 -Final Review and Approval Application -Partial PRD Area
REQUIRED An application far foal review and approval
may be fled for part of a PRD area for which preliminary
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approval has been granted by the city
council. An application for foal approval of a part
of a PRD shall provide the same proportion of open
space and [he same overall dwelling unit density as
the overall preliminary approval.
If that portion of the PRD for which f nal
approval is requested does not provide such open
space, the developer shall fle in escrow a quitclaim
deed in favor of the city for such additional
land area adjacent and accessible to the site, and of
suffcien[ size to provide the open space required to
meet [he standards of [his title. In the event that the
developer abandons the remaining portions of the
PRD, the escrow agent shall deliver the quit-claim
deed to the city or [o such other public or private
entity as the city may direct.
Final approval of a PRD shall not be construed
to be final plat approval. Plat approval is a separate
action and shall be incompliance with state and
local subdivision and platting regulations. (Ord.
561 § 3, 1995; Ord. 555 § 14, 1995).
PROVIDED Not applicable a[ [his time.
17.60.190 -Final Review and Approval Application -Required Documentation
REDUIRED The applicant shall submit at least seven copies
of the application for final review and approval of
[he PRD to the community development department
for its review. The application for foal
review and approval shall comply with the conditions
imposed on the preliminary approval. In addition,
rf the PRD is being immediately subdivided,
the data required of regular plats as required by the
subdivision ordinance must be submitted. The
application shall include the following:
A. Final elevation and perspective drawings of
project structures;
B. Final landscaping plan;
0. Final plans of and including profiles of the
drainage, water, sewer, lighting, streets and sidewalks
or pathways;
D. Such other documentation, information and
data not lending itself to graphic presentation such
as restrictive covenants, incorporation papers and
bylaws of homeowners' associations, dedications
of easements, rights-of-way and other conditions
specifically required by the approval authority far
the particular PRD.
No final PRD application shall be deemed
acceptable for fling unless all of the above information
is submitted in accurate and complete form
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suffcient for the purposes of community development
department review. After receiving the foal
PRD application, the community development
department shall route the same to all appropriate
city departments, and each department shall again
submit to the community development department
comments and recommendations.
If the city departments determine that the foal
PRD application conforms fully with all applicable
regulations and standards, the foal PRD application
shall be presented to the city council for foal
approval. (Ord. 775 § 2, 2003; Ord. 561 § 3, 1995;
Ord. 555 § 14, 1995).
PROVIDED Not applicable at this time.
77.60.200 -Permit Issuance
REQUIRED Building permits and other permits required for
the construction or development of property under
the provisions of this chapter shall be issued only
when in the opinion of the building official, the
work to be performed meets the requirements of
final approval of the PRD. (Ord. 561 § 3, 1995;
Ord. 555 § 14, 1995).
PROVIDED Not applicable at this time.
17.60.210 -Adjustments
REQUIRED A. Minor adjustments may be made and
approved by the enforcing offcial when a building
permit is issued. Minor adjustments are those
which may affect the precise dimensions or siting
of buildings, but which do not affect the basic character
or arrangement of buildings approved in the
final PRD, nor the density of the development or
[he open space requirements. Such dimensional
adjustments shall not vary more than 10 percent
from [he original.
B. Major adjustments are those which, in the
opinion of [he approval authority, substantially
change the basic design, density, open space or
other requirements of the planned residential
development. When, in the opinion of the approval
authority, a change constitutes a major adjustment,
no building or other permit shall be issued without
prior review and approval by the approval authority
of such adjustment. (Ord. 561 § 3, 1995; Ord.
555 § 14, 1995).
PROVIDED All adjustments per City of Yelm will be incorporated into the PRD plan
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17.60.230 -Duration of Control
REQUIRED The regulations and controls of the planned residential
development ordinance in effect at the time
of authorization of a PRD project shall remain in
full force and effect until complete build-out of the
project. (Ord. 561 § 3, 1995; Ord. 555 § 14, 1995).
PROVIDED No[ applicable at this time.
17.60.240 -Parties Bound
REQUIRED Once the preliminary development plan is
approved, all persons and parties, their successors,
heirs or assigns, who own, have or will have by virtue
of purchase, inheritance or assignment, any
interest in the real property within the proposed
PRD, shall be bound by the conditions attending
the approval of the development and the provisions
of this title. (Ord. 561 § 3, 1995; Ord. 555 § 14,
1995).
PROVIDED Not applicable at this time.
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