Loading...
080311 WA Federal Subdivision Alteration City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting August 3, 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: Washington Federal Representative: Wayne Potter, Novastar Development Owner: Washington Federal Project Proposal: Redivision of McKenzie Meadows Project Location: Cullens Road SE, Tax Parcel Numbers 21724110100 & 21724110102 Background Cullens Road Subdivision (now known as McKenzie Meadows) is a subdivision that has been granted preliminary approval by the City, the improvements constructed pursuant to approved civil engineering plans, but not yet granted final approval. The preliminary subdivision identified a ‘Future Development Area’ which could not be developed at the time because of the location of a well and associated sanitary control area serving a small community water system. The water system served the property to be subdivided as McKenzie Meadows (tax parcel 21724110100) and the other property part of this proposed redivision (tax parcel 21724110102). Adjoining McKenzie Meadows to the south is the Hoffman Subdivision, a preliminary subdivision upon which no improvements are currently constructed. The proposal would redivide the ‘Future Development Area’ of McKenzie Meadows and tax parcel 21724110102 into 6 residential lots. The existing well and sanitary control area would be abandoned and all lots would be connected to City services. Access to three of the lots would be from a proposed cul-de-sac in the Hoffman Plat. Zoning and Setbacks The property is zoned Moderate Density Commercial (R-6) which is a residential zoning district codified at Chapter 17.15 YMC. The R-6 district is intended to provide a high standard of development for resdientail areas of moderate density, permit a variety of housing types, and guide development in such a manner to encourage and plan for the availability of public services and community facilities. The R-6 district allows single family dwellings, duplexes, and multifamily dwellings at a density of no more than six units per acre and no less than three units per acre. Building setbacks in the R-6 district are 15 feet from the front street with a 20 foot driveway approach, 25 feet from the rear yard and 5 feet from the side property lines wit a minimum of 12 feet total between side setbacks. The maximum building height is 35 feet. There is no minimum lot size in the R-6 district, but each lot must be buildable after accounting for required setbacks. 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 groundwater areas. Review and Approval Process The proposal, as submitted, will be processed as a alteration to the McKenzie Meadow preliminary subdivision. This is the same procedure as the initial approval of a subdivision. A public hearing before the Yelm Hearing Examiner will be scheduled after a public comment period with notice to property owners within 300 feet and publication in the Nisqually Valley News. Additionally, the proposed layout would require an alteration to the Hoffman Subdivision in order to create legal access to the southern of the proposed lot, as Yelm’s development regulations do not allow easement access to individual lots. This alteration would be a minor amendment and would typically be an administrative action, but would be combined with the alteration to McKenzie Meadows. Because access, open space, and other common elements of the proposed subdivision are provided by McKenzie Meadows and the Hoffman Subdivision, a single homeowners association for all three of the divisions will be required. State Environmental Policy Act Process A SEPA threshold determination will not be required, but the application is subject to the previous threshold determination for McKenzie Meadows.  Fees Subdivision $750.00 + $25 per lot Subdivision Alteration Combined with underlying subdivision application Civil Plan Review Billed on a cost recovery basis Traffic Impact Fee $1,321.00 per peak PM trip Water Meter Fee Based on meter size Sewer Connection Fee $6,219 per ERU r $3,179 if part of LID Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,217 per ERU Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Fire Impact Fee $0.32 per square foot of gross floor area. 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. Landscaping standards are found at Chapter 17.80 YMC. 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 along the east property line. The City requires that landscaping include water conservation measures including the use of weather based controllers, grouping species with similar water needs, and the use of drip irrigation wherever possible. An irrigation water budget will be established based on the amount of area landscaped and irrigation water usage will be limited to this budgeted amount annually. A conceptual landscaping plan consistent with these requirements 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. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. The proposal utilizes flag lots accessing two cul-de-sacs in McKenzie Meadows and the Hoffman Subdivision. The McKenzie Meadows cul-de-sac is constructed, but not yet dedicated to the City as a public street and the Hoffman Subdivision cul-de-sac is not yet constructed. The proposal includes two panhandle or flag lots. Yelm’s development regulations allow panhandle lots provided they are a minimum of 20 feet in width. However the length of a panhandle is limited by a separate requirement of the Yelm Development guidelines that all buildings be located within 150 of a fire hydrant. As proposed, a fire lane and additional hydrants would need to be provided to proposed lots 1 & 2, or the roads reconfigured to provide better access from a public street. Each lot is required to have 20 feet of frontage on a public street. The proposed easements across the Hoffman Subdivision to provide access to the lots on the southern portion of the proposed division do not meet this standard and an alteration of the Hoffman Subdivision will be required to attach these easement areas to the proposed lots. Every subdivision or combination of subdivisions of 25 or more units are required to provide more than one access to an arterial street. McKenzie Meadows is 24 lots and has a single access to Cullens Road. Since the proposed division would bring McKenzie Meadows over 25 lots, final approval of the proposed division will be conditioned on the development of the Hoffman Subdivision, which provides a second access to Cullens Road for the combination of three divisions. Frontage improvements on Cullens Road will be required but will only consist of sidewalk and planter strip, as the remainder of the improvements are complete. The City of Yelm has adopted a Transportation Facility Charge (TFC) of $1,321.00 per PM peak trip generated by new development. A single family dwelling generates 1.01 peak hour trips for a TFC of $1,334.21. TFC’s are collected at building permit issuance. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. 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. As proposed, additional stormwater treatment is not required for the division. If streets are extended or altered, a revised stormwater report for either the McKenzie Meadows or Hoffman Subdivision will be required, depending on which treatment facility the stormwater is entering. If stormwater treatment is to be any emergent technology as allowed by the 2005 stormwater manual, the entire system must be designed to the standards of that manual. Likewise, if the disposal of stormwater is to be through an underground injection well, the system must be registered with the Washington Department of Ecology and must be designed to the standards of the 2005 manual. Water The proposed project is located in the City of Yelm’s water service area and some of the buildings on the property are currently connected to City water service. 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) inside the city limits. The existing well will need to be abandoned per Department of Ecology standards and the water rights will need to be dedicated to the city. The State Subdivision Act at Section 58.17.110 requires the City to make a finding that appropriate provisions are made for potable water supply at the time of preliminary subdivision approval. This determination is a general statement that the City belives it will be able to provide water service when it is required, as building permits are issued. For subdivisions, the time frame for new connections being added to the system is generally 3 to 5 years from the application. Currently, the City has sufficient water connections for 2 to 3 years of typical growth. While actively working to increase the source capacity of the water system as well as obtaining additional water rights, the City may be unable to determine that appropriate water supply is available at the present time. This situation could change depending on approvals pending before the Washington State Department of Ecology. 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 sewer mains are available through McKenzie Meadows and Hoffman Subdivision. Commercial 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 a connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a connection will also be required. Fees are collected at the time of building permit issuance. 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. Fire Protection As previously noted, the panhandle lots are problematic under the provisions of the Yelm Development Guidelines, which are based on the International Fire Code. 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. This fee is collected at building permit issuance.