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PL CVPaulingShort Plat-WA AVE.62007 (2) City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 June 20, 2007 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: Lee Pauling Project Proposal: Subdivide approximately .55 acres into 2 parcels Project Location: 409 Washington Avenue SW. Assessor Tax Parcel Number 75300500400 Zoning High-Density Residential (R-14), Chapter 17.18 Density - 14 units per acre - Maximum number of dwelling units allowed is 8, minimum is 3 , based on the approximate acreage of .55. 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 10' Flanking Yard – 15’ Critical Areas All of Yelm is considered a critical aquifer recharge area. The City critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas. State Environmental Policy Act. (SEPA) A SEPA Environmental checklist is not required for this short subdivision. 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 14 to 18 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. Land Use Fees Short Plat Application $250.00 + $50.00 per lot. Final Plat Application $750.00 Civil Plan Review Billed on a cost recovery basis Traffic Impact Analysis $500.00 scoping fee, and actual cost for review Traffic Impact Fee $750.00 per peak PM trip Water Meter Fee Based on meter size Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Sewer Connection Fee $5,725 per ERU or $2,927 if part of LID Sewer Inspection Fee $145.00 per ERU Water Connection Fee $1,500 per ERU Fire Impact Fee $0.216 per 1,000 square feet of gross floor area. 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. Typically the following landscaping requirements apply to all subdivisions. These requirements may be waived during site plan 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. It is used around the perimeter of a site with a minimum planting area of eight-feet in width. When used adjacent to a building, a minimum five- foot planting area shall be provided. Type II landscaping will be required around the perimeter of the site. Type III landscaping is intended to provide visual relief where clear sight is desired. This type is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. The minimum width for Type III landscaping shall be six feet. Type III landscaping is required as a part of street frontage improvements. Type III landscaping on Mountain View Road shall consist of drought tolerant shrubs and bark instead of grass. Type IV landscaping is intended to provide visual relief and shade in parking areas. Parking shall have at least 24 square feet of landscape development 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. Type V landscaping is to provide visual relief in storm water retention/detention areas with vegetation that is suitable and will thrive in hydric soils. 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. Washington Avenue 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. Section 4B.080 (C) Yelm Development guidelines allows the City to determine when frontage Improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. 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. The short subdivision is not creating any additional trips therefore additional TFC charges would not apply. 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 approximately .55 acres, 1,200 square feet of qualified open space shall be required. The City will accept a fee in lieu of the 1,200 square feet of undedicated open space that is required. The fee amount will be in the amount of $924.00 based on a fee charge of $.77 cents per square foot. • 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 and is connected to an existing 6” water main is located in the alley located behind the property. Each lot will be required to have fire hydrant coverage and water meters. Each building is required to have separate water service. 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. Any existing well(s) will need to be abandoned per Department of Ecology standards and the water rights will need to be dedicated to the city. Sewer The proposed site is currently located in the City of Yelm’s STEP sewer system service area and is connected to an existing 4” sewer main located in the alley behind the subject property. Each building will be required to have a separate STEP sewer tank. 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 $5,725 per 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. Any on-site septic systems will need to be abandoned prior to site plan review approval. Stormwater This project will be required to conform to the 1992 Department of Ecology Stormwater Manual. This project is not proposing any new impervious surfaces therefore new stormwater facilities will be required. The City of Yelm current stormwater policies do not allow for: “Emerging technologies” or “alternate technology” for stormwater treatment. Sand filters or sand lined trenches. 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.