Bella Housa Townhouse Dev
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Presubmission Meeting
February 17, 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: Merle Hom
Project Proposal: Convert Single Family Development to Townhouse Development
Project Location: Bella Housa – Mt. View and Burnett Road
Zoning
Medium-Density Residential (R-6), Chapter 17.15 and Townhouse Development Chapter 17.61 Density: Previous subdivision approved 52 single family residential units.
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’
Application/Process
To convert this single family plat to a townhouse development, a subdivision application is required. The townhouse development is a zoning overlay for a residential area, which allows
you the option to increase density, and to have a “look and feel” that is different than a standard residential subdivision.
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.
Preliminary Plat Application $750.00 + $25.00 per lot.
Final Plat Application $750.00
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.
Section 17.80.090(F) YMC 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.
The site meets landscape requirements
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.
Internal and frontage streets are improved.
All lots shall be served by a street built to applicable city standards, with a minimum of 20-feet of road frontage.
Chapter 15.40 YMC, Concurrency Management
The City has adopted a Transportation Facility Charge (TFC) of $1,321.00 per pm peak trip. A single family residence creates 1.01 trips for a TFC charge of $1,334.21. A townhouse creates
.60 trips for a TFC of $792.60
State Environmental Policy Act. (SEPA)
The previous SEPA documents can be adopted.
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.
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 acres, square feet of qualified open space shall be required.
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.
Open space requirements have been met.
Water
The proposed site is currently located in the City of Yelm’s water system service area and water lines have been installed to serve the existing lots. If a Density Bonus is sought,
additional water service connections would be required.
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.
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. Sewer lines have been installed to serve the existing lots. If a Density Bonus is sought,
additional sewer service connections would be required.
Sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $6,0505 per a 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.
Stormwater
This project will be required to conform to the 1992 Department of Ecology Stormwater Manual.
Stormwater requirements have been met.
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.
Chapter 17.61
TOWNHOUSE DEVELOPMENT
Sections:
17.61.010 Intent.
17.61.020 Definitions.
17.61.030 Where permitted.
17.61.040 Development guidelines.
17.61.050 Review and approval procedure.
17.61.010 Intent.
It is the intent of this chapter to:
A. Encourage infilling of skipped-over parcels in developed areas of the city;
B. Provide for the development of townhouses within residential neighborhoods which may be conveyed as individually owned, separately platted lots;
C. Encourage within low-, moderate- and high-density residential districts the development of townhouse structures built to standards designed to include amenities usually associated
with conventional single-family detached housing, and to ensure their compatibility with the surrounding neighborhood;
D. Provide for favorable housing, efficient use of land and energy and the availability of a variety of housing types in a variety of locations to serve a wide range of individual homeowner
requirements;
E. Provide a guide for developers and city officials in meeting the purpose and provisions of this chapter. (Ord. 561 § 3, 1995; Ord. 555 § 14, 1995).
17.61.020 Definitions.
These definitions shall be in addition to the definitions set forth in Chapter 17.06 YMC and shall apply solely to townhouse developments.
“Townhouse” means a one-family dwelling unit which is part of a group of two or more such units separated by common party walls having no doors, windows or other provisions for human
passage or visibility through the common walls. Each one-dwelling unit shall be attached by not more than two party walls.
“Townhouse group” means a cluster or grouping of townhouse units containing not less than two nor more than six individual townhouse dwelling units contiguous to one another. (Ord. 561
§ 3, 1995; Ord. 555 § 14, 1995).
17.61.030 Where permitted.
Townhouse developments may be permitted in the following land use districts, consistent with the development guidelines in this chapter:
A. Low-density residential district (R-4);
B. Moderate-density residential district (R-6);
C. High-density residential district (R-14). (Ord. 617 § 13, 1998; Ord. 561 § 3, 1995; Ord. 555 § 14, 1995).
17.61.040 Development guidelines.
A. Density. The density of the underlying zone governs unless a density increase is granted as provided in this chapter.
B. Density Increase. The city may approve an increase in the dwelling unit density of up to:
1. Twenty percent in the moderate-density district (R-6), rounded to the nearest whole number; provided, that three of the four following environmental and recreational amenities are
met:
a. 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,
b. Substantial retention of natural groundcover, bushes and trees,
c. Landscape the on-site drainage retention facility as per Chapter 17.80 YMC and link with pedestrian path system for passive recreation,
d. 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;
2. Twenty-five percent in the high-density district (R-14), rounded to the nearest whole number; provided, that three of the four following environmental and recreational amenities are
met:
a. 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,
b. Substantial retention of natural groundcover, bushes and trees,
c. Landscape the on-site drainage retention facility as per Chapter 17.80 YMC and link with pedestrian path system for passive recreation,
d. 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.
C. Lot Area and Width of Each Townhouse Unit. A townhouse lot shall contain a minimum area of 1,600 square feet and a minimum lot and building width of 20 feet.
D. Height. The maximum height of any townhouse shall not exceed that allowed in the district in which the development is located.
E. Minimum Parcel Size. One acre in the R-4 zone.
F. Maximum Parcel Size. The parcel size for townhouse development shall be no more than two acres in the R-4 zone, five acres in the R-6 zone and 10 acres in the R-14 zone.
1. Parcels in the R-4 zone in excess of the maximum parcel size shall provide a mix of townhouses and single-family detached units, with no less than 50 percent of the units designated
as single-family dwellings.
2. Parcels in the R-6 and R-14 zones in excess of the maximum parcel size shall provide no less than 50 percent of the units designated for single-family use; detached, attached, townhouses
or condominiums.
G. Setback Variation. No more than four abutting townhouses or townhouse clusters within the townhouse project site shall have a common front building setback. Variations in the setback
of front building faces shall be at least four feet.
H. Right-of-Way Setback. No townhouse dwelling unit shall be located closer than 25 feet to any public right-of-way nor within 15 feet of a private drive, access road or common open
parking area to the front or rear of such a dwelling unit.
I. Rear Yard Requirements. The minimum rear yard requirement shall be the same as the underlying zone.
J. Private Yard Area. Every lot containing a townhouse must provide a private yard of at least 300 square feet, oriented to either the building front, rear or side, enclosed
visually by fences or walls at least five feet in height or plantings to screen first level views from adjacent units.
K. Side Yard Requirements. The minimum side yard requirement for end dwelling units in townhouse groups shall be the same as the underlying zone. For all dwelling units other than end
dwelling units in subdivided townhouse developments, the common walls shall be designed with zero lot lines.
L. Minimum Distances Between Townhouse Groups. No portion of a townhouse, accessory structure or other building type in or related to one group or cluster of contiguous townhouses shall
be nearer than 10 feet to any portion of a townhouse or accessory structure of another townhouse building or cluster.
M. Access. When the only driveway is from the street, each pair of units must share a common curb cut.
N. Conversion. Conversion of existing structures to a townhouse project will be permitted provided all townhouse development guidelines as outlined in this section can be satisfied.
O. Refuse Areas.
1. Refuse container screening shall be required and be of a material and design compatible with the overall architectural theme of the associated structure, shall be at least as high
as the refuse container, and shall in no case be less than six feet high.
2. No refuse container shall be permitted between a street and the front of a building.
3. Refuse collection areas shall be designed to contain all refuse generated on-site and deposited between collections. Deposited refuse shall not be visible from outside the refuse
enclosure. (Ord. 775 § 2, 2003; Ord. 617 § 13, 1998; Ord. 561 § 3, 1995; Ord. 555 § 14, 1995).
17.61.050 Review and approval procedure.
Townhouse developments shall be approved pursuant to the regulations and procedures established in the platting and subdivision ordinance, as modified below, and the standards of this
chapter.
A. Review. The site plan review committee shall review and approve the creation of four or fewer townhouse lots. The site plan review committee approval does not involve a public hearing,
but will be subject to notification of adjacent property owners. The decision of the site plan review committee is subject to the appeal process as identified in Chapter 17.84 YMC.
B. Platting. A subdivision plat or short plat shall be required for all townhouse developments not proposed to be filed as a condominium so that individual dwelling units are divided
into lots with common walls located on lot lines.
C. Site Plans. An application for a townhouse development shall include the following:
A site plan drawing or drawings at a scale not smaller than 100 feet to the inch, showing all the information required for a preliminary plat plus the following:
1. Site boundaries;
2. Streets bounding or abutting the site;
3. Proposed building including dimensions, setbacks, identification of types and the number of dwelling units in each residential type;
4. Location and dimensions of open spaces;
5. Location and dimensions of garbage disposal areas;
6. The location and design of off-street parking facilities, showing their size;
7. Circulation plan, vehicular and pedestrian, and points of ingress and egress from the site, and their relationship to ingress and egress of neighborhood properties;
8. Existing buildings and indication of future use or disposition;
9. Landscaping plan;
10. Typical front and side elevations and exterior architectural treatment of the proposed units;
11. The existing and proposed contours at two-foot intervals and which locates existing streams, lakes, marshes and other natural features;
12. Existing and proposed utilities;
13. Proposed internal streets;
14. Properties and owners within 300 feet. (Ord. 617 § 13, 1998; Ord. 561 § 3, 1995; Ord. 555 § 14, 1995).