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CE Development 315 Washington  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting April 18, 2012 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: C&E Development Project Proposal: Subdivide parcel into 3 residential parcels Project Location: 315 Washington St. SW, Tax Parcel 75300800100 Zoning High-Density Residential (R-14), Chapter 17.18 Density: up to 14 units per acre - Maximum number of dwelling units allowed is 6 and minimum density is 2, based on the approximate acreage of .41 acres. Actual acreage to be determined by a licensed surveyor. Setbacks in the R-14 district are: Front yard: 15' from R-O-W, with a 20' driveway approach. Rear Yard: 25'. Side yard 10'. Flanking Yard – 20’ Any existing buildings that are proposed to stay must meet required setbacks. Application/Process Development of the site as a residential short subdivision requires Preliminary and Final Plat Approval. The preliminary plat review can be completed in 12 to 14 weeks. Preliminary Plat approval is valid for 5 years. 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. Land Use Fees Short Plat Application $250.00 + $50.00 per lot. Final Plat Application $750.00 Traffic Impact Fee $1,321 .00 per peak PM trip Water Meter Fee Based on meter size Sewer Connection Fee $6,394 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,348 per ERU Fire Impact Fee $0.32 per square foot State Environmental Policy Act. (SEPA) A short subdivision is exempt from SEPA per WAC 197.11.800(6)(a). Critical Areas The City critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas. All of Yelm is considered a critical aquifer recharge area. Protection measures for development within a critical aquifer recharge area are met through treating and disposing of stormwater through an approved stormwater system. 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. Type IV landscaping is intended to provide visual relief and shade in parking areas. Parking areas shall have at least 24 square feet of landscape for each parking stall and each area of landscape must contain at least 100 square feet of area. 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. 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 a development mix of single family and multi-family, a total of 10% gross area shall be provided. For .41 acres, 893 square feet of open space is required. The SPR committee may, when it is not feasible to create on-site open space facilities, impose a fee in lieu of open space. The fee is $0.77 per square foot. For 893 square feet, a fee would be $687.61 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. Above ground stormwater treatment areas do not qualify as open space. Transportation Frontage improvements are required for all new development within the city. Frontage requirements include improvements to the roadway from the centerline of right-of-way back towards your property. Washington Street is classified as “Local Access Residential.” This roadway requires paved traffic lanes, paved parking lanes, concrete curb and gutter, planter islands, 5’ sidewalk on one side, and street lighting. This street classification allows on street parking. The required right of way to be dedicated for the local access roadways is 56’. Rice Street is classified as a “Local Access Commercial” street. This roadway requires paved traffic lanes, paved parking lanes, concrete curb and gutter, planter islands, 5’ sidewalk on both sides, and street lighting. This street classification allows on street parking. The required right of way to be dedicated for the local access roadways is 58’. Frontage improvements may be deferred by the Site Plan Review Committee when the improvements may not be appropriate at the time a development occurs. While a final determination cannot be made until an application is received and thoroughly reviewed by the City through the permitting process, it is likely that a deferral is appropriate in this instance. Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. The City of Yelm has adopted a Transportation Facility Charge (TFC) of $1,321.00 per PM peak trip generated by new development. The TFC is a onetime payment that funds transportation projects that maintain the level of service throughout the City. The code provides a default table that the applicant can use to determine the number of new PM trips generated by a proposal. A single family residence creates 1.01 new pm peak hour trips, or $1,334.21, and a multi-family unit creates .60 new pm peak hour trips or $792.60 per unit. All lots shall be served by a street built to applicable city standards, with a minimum of 20-feet of road frontage. 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 were $2,860.00. Please check with Yelm Community Schools for the current rate. Water The proposed project is located in the City of Yelm’s water service area and the existing home is currently connected to the City of Yelm’s water system. There is a six (6) inch A/C water main in the alley. Water connections for future dwellings shall be made in this line. Water connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $5,348 per connection (fee subject to change). 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. Sewer The proposed site is currently located in the City of Yelm’s STEP sewer system service area and the existing home is currently connected to the sewer system. The sewer main is located in the alley and connections would be made on this line. As proposed, it appears that the existing STEP tank may encroach over the property line. The STEP service and power control for the existing home may be required to be moved to the front yard of the existing home. Sewer connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $6,394 per connection (fee subject to change). An inspection fee of $145.00 per connection will also be required. Any on-site septic systems will need to be abandoned prior to site plan review approval. 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. Run off from buildings shall be directed to drywells constructed to City standards. Fire Protection All projects need to have fire protection 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 International Building Code and International Fire Code requirements. Yelm has approved a Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC of $0.32 per square foot of new development. 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 Plan review, permitting and inspections will be based on Title 15 Yelm Municipal Code. Construction of single family homes and duplexes are regulated by the 2009 International Residential Code, 2009 Uniform Plumbing Code, 2009 International Mechanical Code and the 2009 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. Two(2) sets of plans, and (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. ORCAA requirements, and prior to any demolition, proof of compliance with ORCAA and a City demolition permit is required. 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.