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PL CV Manny Baker.-GroveRoad-82207  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting August 22, 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: Manny Baker Project Proposal: Planned Residential Development consisting of 13 units Project Location: Grove Road north of HWY 507 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. A twenty percent (20%) density increase may be approved through the PRD 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. Building setbacks are 25 feet from the front, 25 feet from the rear and 12 feet from the side property lines with a minimum of 5 feet on either side. The maximum building height is forty (35) feet. 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 area areas. Application/Process Development of the site as a residential subdivision requires Preliminary and Final Short 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 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. A planned residential development (PRD) allows for flexibility in zoning requirements. The PRD requires a minimum of 20 percent of the land area as a common open space. Design standards for this open space can be found at 17.60.140 YMC. Application requirements for a PRD can be found at 17.60.160 YMC. State Environmental Policy Act Process A SEPA threshold determination will be required before action is taken on the Site Plan Review application. An environmental checklist is required when the proposal creates 4,000 square feet or 20 or more parking stalls. Because of the size of the project, an expanded environmental checklist will be required initially. The expanded checklist should include the following environmental documents: Traffic Impact Analysis Preliminary Stormwater Plan. The SEPA threshold determination is appealable 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 Fees Planned Residential Development $750.00 + $25.00 per unit. Binding Site Plan $350.00 + $50.00 per 1,000 sq. ft. of gross floor area Short Plat $250.00 + $50.00 per lot Final Plat Application $750.00 Sepa $150.00 Civil Plan Review Billed on a cost recovery basis Traffic Impact Analysis $500.00 scoping fee, and actual cost for review Traffic Impact Fee $1,276 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. Parking Lot Location and Design The requirements for off-street parking and their design shall be regarded as the minimum; however, the owner, developer, or operator of the premises for which the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space is in excess of the minimum set forth. Chapter 17.72 YMC requires two off-street parking spaces for every dwelling unit, typically provided by a garage and driveway approach for a single family dwelling. Open Space Chapter 17.60 YMC. PRD All planned residential developments are required to provide 20% of the gross area in common open space. For approximately 2.64 acres, 26,532 square feet of qualified open space shall be required. Open space shall be dedicated and at a minimum provide usable space for active as well as passive recreation, convenient access, maintaining existing trees and significant vegetation. For density increase bonus, three of the four following environmental and recreational amenities must be met: Develop and equip significant 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, Substantial retention of natural groundcover, bushes and trees, Landscape the on-site drainage retention facility as per Chapter 17.80 YMC and link with pedestrian path system for passive recreation, 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; Above ground storm water treatment areas do not qualify as open space. Landscaping Types and Description The purpose of landscaping requirements is to preserve the aesthetic character of communities; to promote retention and protection of existing vegetation; and to reduce the impacts of development on drainage systems and natural habitats. 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 interior 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 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. 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 applicant will be required to provide adequate access to adjacent lots located to the east as well as the existing house. A minimum of 20 foot driveway approach will be required off of the proposed public street for the existing house and the adjacent properties to the east. The City of Yelm has adopted a Transportation Facility Charge (TFC) of $1,276.00 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 multi-family dwelling generates .60 peak PM trips, which is equivalent to a TFC charge of $765.60. The TFC is payable at time of building permit issuance. A single family home generates 1.01 pm peak trips per unit, which is equivalent to a $1,276.00 TFC. Traffic Facilities Charges may be applied to off-site improvements required to mitigate potential significant impacts attributed to the proposed development if the required improvements are capacity related. 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. Water connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $1,500 per connection (fee subject to change) inside the city limits. An engineers estimate for water usage will be required as part of the civil plan submission. Water connection fees are payable at building permit issuance. An irrigation meter shall be installed, provided an approved backflow prevention device is provided. As sewer use fees are calculated based on water usage, an irrigation meter will lower monthly sewer bills. 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 not connected to the City of Yelm’s S.T.E.P. sewer system. There is an existing 6” sewer line located on Grove Road that has been recently installed by Walmart. This line would have to be extended to the site as needed to serve the development. The existing house on the property will also be required to connect to sewer. Any changes made to the adjacent lots to the east due to site planning will require those properties to connect to City sewer. Any on-site septic systems will need to be abandoned prior to site plan review approval. This project will be required to install a City of Yelm STEP sewer tank(s) assembly. The size of both the STEP tank will be based on peak flows as calculated by the developer’s engineer and approved by City, which must be submitted as part of the civil plan review. There is a sewer latecomers’ fee associated with the three parcels for the installation of the sewer main along Grove Road by Walmart. This fee is in the amount of $10,461.48. Sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $5,725.00 per a connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a 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, which will be addressed through building official review of the proposed building uses and construction material used for the buildings. The International Building Code (IBC) provides occupancy ratings for different types of uses. The fire coverage and sprinkler system for the proposed use must meet IBC requirements. Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC is established at a rate of $0.216 per square foot of development for all new development I the City of Yelm. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. Stormwater treatment for all impervious surfaces, such as internal and frontage streets is to be treated on site. The size and design would be reviewed as part of the site plan review and further review at civil plan submittal. An operations and maintenance agreement will be required. 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. 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, STEP tank design, and stormwater control. 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. Concurrently with Site Plan Review two sets of building and accessory building elevations must be submitted for review of the building for consistency with the Design Guidelines. Allow at least 8 to 12 weeks for Building Plan Review and 2 weeks for design guideline review.