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Thompson 10524 Mill Road City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting February 10, 2010 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: Nisha Thompson Project Proposal: Options for construction of a single family residence or a duplex on a .68 acre parcel. Project Location: 10524 Mill Road, Parcel # 22730230400 Zoning Low-Density Residential (R-4), Chapter 17.12 Density: up to 4 units per acre - Maximum number of single family dwelling units allowed is 3, or 2 duplex buildings equaling 4 units, based on the approximate acreage of .68. 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 5', total both sides 12', flanking Yard – 15’. Until such time the City of Yelm can find concurrency with water availability, a subdivision of land cannot occur. At this time, there are two options for development on this site. 1. You can build a second single family home on the lot for the exclusive use of persons related by blood or marriage to the owner/occupant. 2. You can convert the existing unit into a duplex and build a second duplex. Allowed Use: Single-family dwellings on individual lots at a density of not more than four dwelling units per gross acre; provided, that on lots one acre in area or less, duplexes are allowed at a density of one duplex per gross one-third acre; Secondary dwelling units as follows: a secondary dwelling unit may be created on a single-family lot for the exclusive use of persons related by blood or marriage to the owner/occupant of the property. The secondary dwelling unit may consist of one or more rooms, including kitchen and cooking facilities; and may be created by new construction, conversion of, or addition to, either the main residence on the lot or legal accessory building; provided, that for lots of record under one acre such conversion or addition shall not cause the maximum allowable building or development coverage of the lot to be exceeded and shall not itself exceed 1,000 square feet. Application/Process Development of a secondary dwelling unit will require a building permit with site plan, and a statement of residency requirement (who is living in the second unit). All dwelling units must be connected to City water and sewer service, all wells and septic systems to be decommissioned. Conversion of existing unit into a duplex, and construction of a second duplex would require site plan review. 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 with the 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. Applicable Land Use Fees including but not limited to: Site Plan Review = $350.00 +$50.00 per Unit Water = $1500.00 per ERU Sewer = $6,050.00 per ERU Transportation Facility Charge (TFC) = $1,321.00 per new PM Peak Hour Trip Civil Plan Review Fees Building Permit Fees based on valuation`` Water The proposed project is located in the City of Yelm’s water service area. There is a water main located in Mill Road. 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. The fees will be calculated utilizing the water consumption calculations provided by your civil engineer. These fees are payable at building permit issuance. 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. Any existing well(s) will need to be abandoned per Department of Ecology standards and the water rights dedicated to the city. 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. The existing residence is connected to sewer, but not water. A new residence will require connection to the main located on Mill Road. Sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $6,050 per connection (fee subject to change) inside city limits. Each unit would be charged for one connection. An inspection fee of $145.00 per STEP sewer system will also be required. These fees are payable a building permit issuance. 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. Mill Road is classified as a “Neighborhood Collector”, which requires a 16’ paved asphalt section, concrete curb and gutter, planter island, 5’ sidewalk and street lighting. Chapter 15.40 YMC, Concurrency Management The City has adopted a Transportation Facility Charge (TFC) of $1,321.00 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 $1,334.21 TFC, and a multi-family unit creates 0.60 pm peak trips per unit, which is equivalent to a $792.60 per unit. The TFC is payable at time of building permit issuance. Parking 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 parking stalls per dwelling unit. A standard stall is 9 feet by 20 feet. 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 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. 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. This landscaping is used around the perimeter of a site, and adjacent to buildings. Type II landscaping is used around the perimeter of the site to provide visual separation between compatible uses. For a residential subdivision, a 6-foot board fence is acceptable. Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements and landscaping to provide an attractive setting and overstory canopy. Type III landscaping is typified by a six foot landscaping strip with street trees for a large overstory canopy along streets and pedestrian corridors and grass or other approved vegetation for groundcover. Earthen berms with grass or other vegetative groundcover and other design features may be worked into landscaping provided the resultant effect of providing a pedestrian-friendly environment and visual relief where clear site is required can be achieved. Type V landscaping is required in storm water retention 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. 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. State Environmental Policy Act. (SEPA) A SEPA Environmental checklist is not required for construction of up to 4 dwelling units. Yelm School District requires applicants to mitigate impacts to the School District from residential growth. Each developer must negotiate an agreement with the School District. As of January 2008, mitigation fees per single-family residential unit are $2,860.00 for a single family residence, $1,510.00 for a multi family unit. Stormwater This project will be required to conform to the 1992 Department of Ecology Stormwater Manual. 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. 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.