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Emanuel Lutheran Lot options  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   February 27, 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: Emanuel Lutheran Church Project Proposal: What can be done with property? Project Location: 206 Third Street Tax parcel number 22719341900 Zoning and Setbacks The property has two zoning classifications. A portion of the parcel is zoned Central Business District. (CBD) which is codified at Chapter 17.24 YMC. The other portion is zoned Low Density Residential (R-4). 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. Options: There appears to be two options for selling a portion of this property. The first would be a boundary line adjustment. This would occur in conjunction with an adjoining parcel, increasing the size of that parcel, and decreasing the original parcel. In order to sell a portion of this parcel to a party that is not an adjacent parcel, a subdivision would need to occur. The subdivision of land requires that all lots front on a public street built to current City standards. Frontage improvements would be required on which ever street the parcel will front. Water The proposed project is located in the City of Yelm’s water service area and 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. 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 will need to be 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, and the proposed site is currently connected to the City of Yelm’s STEP sewer system. The tank is located in the proposed drive isle. The tank will need to be retrofitted to achieve a load bearing tank and lid. The City of Yelm maintains the Step tank, and pumps the tank on a routine schedule. There are times that tanks must be pumped outside of the scheduled basis. During this time, the drive through will be closed. If additional connections are required, sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $5,885.00 per a connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a connection will also be required. 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. Water runoff from the new paved surface will need to treated. It is unknown at this time whether the existing stormwater facilitiy is large enough to provide this treatment, or whether other options must be considered. A civil plan showing stormwater treatment is required. Transportation 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. The TFC charges are based on the type of use proposed. Each use may be significantly different. For example, the traffic generated from a fast food restaurant is much greater than a “sit-down” restaurant. Retail sales are also determined by different factors. Credit shall be given for the existing traffic generated from the site. Traffic generation for a drive through restaurant is the same as a convenience market, there is no additional traffic generation requirements. 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. 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.