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Gerrish  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting October 28, 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: Brian Gerrish Project Proposal: Construct Duplex Development Project Location: 14747 Berry Valley Rd SW Tax parcel number 21724230400 Zoning and Setbacks The property is zoned Low Density Residential (R-4), Chapter 17.24 YMC. This district allows the residential subdivision of land at a density of up to 4 units per acre. The maximum density allowed for this site would be 59 dwelling units. The Zoning Code does not establish minimum lot sizes, but each new lot must contain sufficient area to allow a residential structure while maintaining the following setbacks from property lines: Building setbacks are 15 feet from the front with a minimum 20 foot driveway approach, side yard setbacks are 5 feet minimum with a total of 12 feet, rear yard setbacks are 25 feet. Flanking yards require a 15 foot setback. The maximum building height is 35 feet All lots must have a minimum 20 feet on road frontage built to city standards. Lots within a residential subdivision shall be designed so that lots adjacent to arterial and collector streets are not allowed direct access. Residential developments which contain 25 or more dwelling units shall provide more than one vehicular access from an arterial or collector street. Critical Areas All of Yelm is considered a critical aquifer recharge area. The City critical area maps indicate that Thompson Creek runs along the east property line. The property is encumbered with possible wetlands, mapped flood zones, and high ground water areas. SEPA An environmental checklist and a SEPA threshold determination is required. Thompson Creek is not listed as a shoreline of the state, no shoreline permit is required, however, there are wetlands, flood plain, and high groundwater associated with Thompson Creek. A critical areas report is required to determine the wetland rating and analysis. The wetland rating will then determine the wetland buffer which ranges from 50 feet to 300 feet. The survey must include elevations which will be used to determine the actual flood zone. All development must remain outside of the flood zone. The riparian habitat area width of 150 feet is established along Thompson Creek. When the flood area exceeds the recommended riparian habitat area width, the riparian habitat area shall extend to the outer edge of the flooded area. Hydrogeological studies will be necessary to delineate the high ground water flood hazard area and the base flood elevation. No development shall locate within fifty feet, measured on a horizontal plane, from the outer edge of the high ground water hazard area or extending to a ground elevation two feet above the base flood elevation, whichever is less. The bottom of any infiltration facility for stormwater discharge shall be located at least 6 feet above the base flood elevation. Yelm Community Schools typically requires applicants to mitigate impacts to the District from residential growth through SEPA mitigation. The developer will be required to negotiate an agreement with the District to mitigate school impacts. As of January 2009, mitigation fees per single family residential unit are $2,140.00 and are due and payable at building permit issuance. The actual mitigation fee is established by contract with the District. 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. Residential Subdivisions Development of the site as a residential subdivision requires Preliminary and Final Plat Approval, and includes Environmental Review. Preliminary Plat approval requires a public hearing and approval by the Hearing Examiner. The environmental determination and preliminary plat are reviewed concurrently and can be completed in 14 to 16 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 to 8 weeks from the time the City receives a completed application packet. Land Use Fees Site Plan Review $350.00 + $50 per Unit. Preliminary Plat $750.00 + $25 per lot 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 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 Sewer Inspection Fee $145.00 per ERU Water Connection Fee $1,500 per ERU Fire Impact Fee $0.32 per square foot Open Space The Growth Management Act establishes a goal for open space and recreation that states “encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks” [RCW 36.70A.020(9)]. Chapter 14.12 YMC provides guidelines for the retention and creation of open space within the City. This chapter requires a minimum of 5 to 10 percent of the gross area of a residential development be dedicated as usable open space. Appropriate uses of dedicated open space include parks or athletic fields; off-road footpaths or bicycle trails; or any other use found by the City to further the purposes of the Open Space and Parks Chapter of the Municipal Code. The proposed undisturbed shoreline area to the west would qualify for the open space requirement 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 perimeter of the site. For residential development a solid wood fence may meet the Type II landscape requirement in some areas. 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. Ingress/Egress Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, section 4B.140. The subdivision code, Chapter 16.16.090 requires that the layout of streets shall provide for continuation of streets existing in adjoining subdivisions. This property is bordered by Berry Valley Road to the east and north, Thompson Creek to the west, and proposed commercial development to the south. There is no opportunity for a continuation of streets for this parcel. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Frontage improvements shall be consistent with Yelm’s Development Guidelines. These improvements shall consist of asphalt widening, curb and gutter, landscape planter, street trees, sidewalk and street lighting. In a recent residential development approval on a parcel across Berry Valley Road, a transportation impact analysis showed that Berry Valley Road would be classified as a Modified local access residential street. It would increase the right of way from 56 feet to 60 feet to allow for safe travel, parking and access for residential units. That analysis also determined impacts from this area to the overall transportation system could be mitigated by a financial contribution to a new signalized intersection at Longmire Street/Yelm Avenue West (SR 510). The actual mitigation fee would be determined by and at the time of a development application. Internal plat roads would also be classified as a “Local Access Residential.” This roadway requires paved traffic lanes, paved parking lanes, concrete curb and gutter, planter islands, 5’ sidewalk and street lighting. This street classification allows on street parking. The required right of way to be dedicated for the local access roadways is 56’. The City of Yelm has adopted a Transportation Facility Charge (TFC) of $1,321 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 single family home creates 1.01 new pm peak hour trips, which equals a TFC charge of $1,243.31. A duplex or other multi-family unit creates .60 new pm peak hour trips, which equals a TFC charge of $792.60. Water The proposed site is currently located in the City of Yelm’s water system service area but is not connected to the water system. This project will be required to connect and to extend the water main across its frontage. This project will also be required to install water main, fire hydrants, and water meters along all new proposed roadways within the subdivision. The minimum size water main is 8” in diameter within the project limits. The nearest water location for connection is at the intersection of Berry Valley Road and Berry Valley Drive. The water main is 8” in diameter. Residential 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 residential 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. An irrigation meter shall be installed for the purpose of irrigation. An approved backflow prevention device will be required for all landscape irrigation connections. Cross Connection Control: Washington State Department of Health, in WAC 246-290-490 states that all group A water systems with 1000 or more connections are required by the department of health to develop and implement a cross control connection program. This program requires all commercial buildings and irrigation systems to have a back flow prevention device installed on the water services. A list of approved devices can be located at the above referenced Washington Administrative Code. The City of Yelm has been proactive in water planning since 1994, when the City made application with the Washington Department of Ecology for new water rights sufficient to serve the entire City and its Urban Growth Area. While efforts are underway to secure sufficient water to provide for Yelm’s long term needs, the City has aggressively pursued the acquisition and transfer of existing water rights in order to provide for continued growth until new water rights are acquired. Yelm has historically been successful at acquiring and transferring sufficient water to meet demands. The Washington Department of Ecology recently denied a water rights transfer that the City had been working on for 18 months and which had been approved twice by the Thurston County Conservancy Board. The denial of this water rights transfer means that the City currently has a limited number of water connections available for new development. The City has appealed Ecology's decision to the Pollution Control Hearings Board. Unless Ecology’s decision is overturned by the Hearings Board, the City is no longer able to make a finding of concurrency with the municipal water system for all new developments with land divisions. Community Development staff will be recommending denial of all preliminary and final land divisions. The State Building Code at Section 19.27.097 RCW requires evidence of water availability and the issuance of a building permit by the City of Yelm is the City’s commitment to serve a proposal with potable water. Sewer The proposed site is currently located in the City of Yelm’s STEP sewer system service area but is not connected to the sewer system. There is an existing sewer line at the intersection of Berry Valley Road and Berry Valley Drive. The project will be required to connect to this sewer line and extend it across the property frontage of Berry Valley Road and within all new proposed roadways within the development. The current fee to connect to the City sewer system is $6,050.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). This fee is subject to change, and is determined at the time of connection. Any existing on-site sewage disposal system(s) shall be abandoned per Thurston County Health Department standards. 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. Yelm has approved a Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC of $0.32 per square foot of development. 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. Due to the proximity of the flood zone on Thompson Creek, the bottom of any infiltration facility for stormwater discharge shall be located at least 6 feet above the base flood elevation. 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.