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Orchard apts McKenzie102109  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting October 21, 2009 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: Orchard Apartments, Naomi Muraoka Project Proposal: Add two duplexes on the site of the Orchard Apartments Project Location: 501 McKenzie Tax parcel number 21724410302 Zoning and Setbacks The property is zoned High Density Residential (R-14) which is codified at Chapter 17.18 YMC. The R-14 district is intended to provide for a high standard of development for residential areas of high density. The R-14 district allows for any residential use not to exceed 14 dwelling units per gross acre. The site is approximately 1.15 acres, however the definition of “Gross area” or “gross acreage” means all land within the exterior boundaries of the development, including, but not limited to, all land allocated for open space, critical areas, buffers, streets, roads, public and private rights-of-way and easements, including all utility easements. When the right of way is included in the gross acreage, up to 20 units are allowed on this site. Side yard setbacks are 10 feet, rear yard setbacks are 25 feet, and front yard setbacks are 15 feet, with a 20 foot driveway approach. The maximum building height is thirty five (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 areas. Site Plan Review Process A Site Plan Review application as established by Chapter 17.84 YMC is an administrative review process. The minimum application requirements can be found at Section 17.84.060 YMC and are listed on the application form. A notice of application is mailed to all property owners within 300 feet of the site. The site plan review committee’s decision on a site plan review application may be appealed to the Hearing Examiner, who would hold an open record hearing on the issue. The Examiner’s decision can be appealed to the City Council, which would hold a closed record hearing and determine if the decision was supported by substantial evidence or contrary to law. If a SEPA appeal is filed, the site plan review would be combined with that appeal and the Hearing Examiner would become the decision maker with a recommendation from the SPR Committee. An open record hearing would be held by the examiner on the site plan review application, if combined with a SEPA appeal. A conceptual landscaping plan is required at the time of application for site plan review. The final landscaping and irrigation plan is required as an element of civil plans, with installation and approval prior to occupancy of the business. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval. State Environmental Policy Act Process A SEPA threshold determination will be required before action is taken on the application. Land Use Fees Site Plan Review $350.00 + $50 per Unit 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 $1,321.00 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 $6,050 per ERU or $3,093 if part of LID Sewer Inspection Fee $145.00 per ERU Water Connection Fee $1,500 per ERU Fire Impact Fee $0.32 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 (2) parking spaces per dwelling unit. A total of 40 parking stalls will be required. All parking areas must be surfaced with asphalt or concrete, and shall be striped and landscaped to the standards of the development guidelines. The design details for parking lot construction can be found in the Yelm Development Guidelines. 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 III landscaping is intended top provide visual relief where clear site is desired. This landscaping is utilized along pedestrian corridors and walks, and consists of a planter strip and street trees. Type IV landscaping is intended to provide visual relief and shade in parking areas. Parking areas shall have at least 24 square feet of landscape development for each parking stall proposed. Type V landscaping is intended to provide visual relief in stormwater retention/detention areas. The floor and slopes of any stormwater retention/detention area shall be planted in vegetation that is suitable and will thrive in hydric soils. Refuse The refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be screened with an enclosure of a material and design compatible with the overall architectural theme. A six foot wall or fence shall enclose any outdoor refuse collection point. The fence shall be a solid material such as wood or masonry. Transportation Frontage improvements are required as part of Site Plan Review. McKenzie Avenue and Solberg Streets are both Local Access Commercial Streets which consists of an eleven foot traffic lane, a seven foot parking lane, a six foot planter strip and a five foot sidewalk. Improvements to Longmire have been completed. Frontage improvements are half street improvements from the centerline of right of way to the back of property line. Right of way dedication may be required. The City of Yelm has adopted a Transportation Facility Charge (TFC) of $1,321.00 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. Multi-family units create .60 trips per unit. The TFC for each dwelling unit is $792.60 Water The proposed project is located in the City of Yelm’s water service area, and is currently connected to City 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. If an irrigation meter is installed an approved backflow prevention device is required. As sewer use fees are calculated based on water usage, an irrigation meter will lower monthly sewer bills. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. Sewer The proposed site is currently located in the City of Yelm’s STEP sewer system service area, and the proposed site is currently connected to the City of Yelm’s STEP sewer system. The new buildings would need to be served by new STEP tanks. Size and placement to be determined at the time of civil plan review. Sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $6,050.00 per connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a connection will also be required. Stormwater Developments with 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. Water runoff from the new paved surface will need to treated. It is unknown at this time whether the existing stormwater facility is adequate for additional surfaces. A civil plan showing stormwater treatment is 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 2006 IBC, IMC, UPC, IFC and the 2006 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.