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Miller 14940 Berry Valley Rd  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting February 2, 2011 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: Richard Miller Project Proposal: Construct multi-family, Senior Housing Project Location: 14940 Berry Valley Road - Tax parcel numbers 21724240100 and 21724240101 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 enhance the residential quality of the City by providing a high standard of development for residential areas of high density. Density: up to 14 units per acre - Maximum number of dwelling units allowed is 29, based on the approximate acreage of 2.02. Actual acreage to be determined by a licensed surveyor. R-14 setbacks are: Rear yard 25 feet, side yard 10 feet, front yard 35 feet. Maximum building height is 35 feet (25 feet if within 100’ of a lower residential zone.) The R-14 zone allows for a zoning overlay of a Planned Residential Development (PRD) Chapter 17.60 YMC. The minimum site shall be two acres if solely residential. PRD commercial uses are only allowed on sites of five acres or more. As part of a PRD, the applicant may apply for a density bonus of 25% (provided that three of the four following environmental and recreational amenities are met: 25% = 36 units. 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 play areas, Substantial retention of natural ground cover, bushes and trees, Landscape the on-site drainage retention facility as per chapter 17.80 YMC and link with pedestrian path system for passive recreation, Provide substantial and exceptional landscaping in excess of the requirements of Chapter 17.80 YMC in addition to or in lieu of natural landscaping. The PRD has the opportunity for imaginative design, and allowance for waiving specific setback, lot size and height limits. Setbacks from the exterior boundary line of the PRD area shall be comparable to or compatible with those of the existing development of adjacent properties. In no event shall such setback be less than 20 feet. The PRD has specific design standards the must be met in order to achieve the density bonus, and also has a different review process. The standard setbacks and yard requirements between buildings may be waived in a PRD. Buildings may have common walls and therefore be built to the property line as in townhouse construction. The R-14 zone also allows for a 25 percent density bonus if the parcel is developed as a Townhouse Development, Chapter 17.61 YMC. The Townhouse Development also has specific design standards that must be achieved in order to achieve the density bonus. 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 To construct a standard multi-family building, Site Plan Review is required. 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. The environmental determination and site plan review are reviewed concurrently and typically takes 12 to 18 weeks, depending on workload. In order to achieve the density bonus, the applicant must apply for a Planned Residential Development or a townhouse development with requires additional review and a public hearing before the Hearing Examiner. The Townhouse development requires the site to be platted. State Environmental Policy Act Process A SEPA threshold determination is required when the proposal creates more than four residential dwelling units. Depending on the extent of the application, an expanded environmental checklist may be required initially. The expanded checklist should include the following environmental documents: Traffic Impact Analysis is requires if the project creates more than 20 pm peak hour trips. Preliminary Stormwater Plan. The SEPA threshold determination is appealable to the Hearing Examiner, who would hold an open record hearing on the issue. The Examiner’s decision may be appealed to City Council, which would conduct a closed record hearing and determine if the Examiner’s decision was contrary to law and supported by substantial evidence. Land Use Fees Site Plan Review $350.00 + $50 per Unit Planned Residential Dev. $500.00 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 $6,219 per ERU or $3,179 if part of LID Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,217 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 lists minimum parking by use. A dwelling unit requires two parking stalls per unit*. *Housing intended for exclusive us of, and occupied by senior citizens shall provide one space for every three dwelling units plus two-tenths space per dwelling unit in buildings containing five or more dwelling units. A standard stall is 9 feet by 20 feet. In facilities with twenty five or more parking stalls, a maximum of 25% may be compact stalls. A compact stall is 8 feet by 16 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 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 I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land use districts. Type I landscaping is a minimum of fifteen feet in width, with a combination of trees, shrubs, fences, walls, earthen berms and related plant materials or design features. Type I landscaping is required along the east property line. 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. 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. Transportation Frontage improvements are required for all new development within the city. Frontage improvements on Tahoma Blvd. are currently complete. The property is assessed as part of the Killion Road Local Improvement District (LID). Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. If the property is platted, internal streets must be constructed to City Standards. 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. Resolution #496 established a TFC credit of $564.00 per new pm peak hour trip. Multi-family dwelling units create .60 new pm peak hour trips (21): $1,321.00 x .60 = $792.60 per unit. Retirement Community creates .28 new pm peak hour trips (10): $1,321.00 x .28 = $369.88 per unit 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. Water The proposed project is located in the City of Yelm’s water service area and must connect City water service. There is a water main located within Tahoma Blvd. This main was installed by the developer of the Tahoma Terra MPC. There is a latecomer fee for connection to the water line for parcel 21724240101 of $9,631.55 Water connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $5,217.00 per connection. (fee subject to change). Multi-family dwelling units qualify for reduced connection fees. 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. As of this date, the City of Yelm has reached its water right capacity and is currently accepting building permits to be placed into a “queue” until additional water rights are achieved. 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 City has secured water rights through a water rights transfer that is being processes by the Department of ecology, as well as credit for additional connections by decommissioned wells. The City is also in the process of upgrading infrastructure to increase source capacity at the downtown well site. When these projects are completed, the City will be able to issue building permits. 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 not connected to the City of Yelm S.T.E.P. sewer system. There is a sewer main located in Tahoma Blvd. This main was installed by the developer of the Tahoma Terra MPC. There is a latecomer fee for connection to the sewer line for parcel 21724240101 of $7,705.24 This proposal will be required to connect to the City of Yelm’s step sewer system. This project will be required to install a City of Yelm STEP sewer tank(s) assembly. The size of the STEP tank will be based on peak flows as calculated by the developer’s engineer, which must be submitted as part of the civil plan review. Any on-site septic systems will need to be abandoned prior to site plan review approval. Sewer connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $6,219.00 per connection (fee subject to change). An inspection fee of $145.00 per connection will also be required. 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. Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC is established at a rate of $0.32 per square foot of development for all new development I the City of Yelm. 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. 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 2003 IBC, IMC, UPC, IFC and the 2001 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.