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081512 305 Washington Fyrst City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting August 15, 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: Kai Fyrst Project Proposal: Subdivide parcel Project Location: 305 Washington Ave SE Zoning High Density Residential (R-14), Chapter 17.18, Density: up to 14 units per acre - Maximum number of dwelling units allowed is 4, based on the approximate acreage of .32. A 50’ x 120’ parcel is approximately .14 acres, density allowed is 2. Actual acreage to be determined by a licensed surveyor. Setbacks: Front yard - 15' from R-O-W, with a 20' driveway approach, Rear Yard - 25' Side yard - minimum 10'. All lots must have a minimum of 20 feet of frontage on public street. It appears that it may be difficult to meet the minimum setbacks with the proposed lot configuration. A site plan drawn to scale, showing a building footprint is required to determine if the proposed layout will meet minimum setback requirements. 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 8 to 12 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. Short Plat Application $250.00 + $50.00 per lot. Final Plat Application $750.00 *You may apply for preliminary and final plat at the same time, and the final plat application is reduced 50 percent. 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. In this instance, the existing landscaping and fencing meets the intent of this requirement. 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. 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. 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. Washington Avenue is classified as a “Local Access Residential”, which r11 7 6 5 requires an 11’ drive lane, a 7’ parking lane, concrete curb and gutter, 6’ planter strip, a 5’ sidewalk and street lighting. Section 4B.080 (C) Yelm Development guidelines allows the City to determine when frontage Improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. Chapter 15.40 YMC, Concurrency Management: The City has adopted a Transportation Facility Charge (TFC) of $1,321.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated by the proposed use. A single family home generates 1.01 pm peak trips per unit, which is equivalent to a $1,334.21 TFC. If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance, an analysis prepared by a Traffic Engineer can be submitted to the City for review and consideration. State Environmental Policy Act. (SEPA) A SEPA Environmental checklist is not required for this short subdivision. 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. As this parcel was originally two separate lots as part of a previous subdivision, the open space requirement does not apply. Water The proposed site is currently located in the City of Yelm’s water system service area. An existing 6” water main is located in the alley behind the house. A new connection and water meter will be required for additional units. 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). This fee is payable at building permit issuance. Sewer The proposed site is currently located in the City of Yelm’s STEP sewer system service area. There is an existing C900 sewer main located in the alley. This type of main must be tapped by a tapping company. Each lot will be required to have a step connection box and step sewer service. The STEP tank must be located in front of the home for maintenance purposes. 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 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. 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. Fire and Building Building Plan review, permitting and inspections will be based on Title 15 Yelm Municipal Code, adopting the International Codes, Uniform Plumbing Code and Washington State Energy Code. By resolution, the City of Yelm re-adopted the 1997 UBC, UMC and UPC Fee schedules. Additions, alterations, repairs and change of occupancy will be based on Chapter 34 of the International Building Code or the International Existing Building Code. New and existing buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Other Thurston County Health Department Review may be required if any wells and/or septic systems are located on or within 100' of property. All wells and septic systems within 200' of the property must be shown on preliminary plat drawings. Any existing wells and septic must be abandoned, and any water rights deeded to the City. 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. State law (Chapter 173-425 WAC) defines land clearing burning as outdoor burning of trees, stumps, shrubbery, or other natural vegetation from land clearing projects. Olympic Region Clean Air Authority (ORCCA) issues land clearing permits for burning. The applicant shall contact the ORCAA, 2940-B Limited Lane NW, Olympia, WA 98502, (360) 586-1044 to secure any necessary permit(s) for the removal of materials containing asbestos and/or lead paint, and for land clearing burn permits. Prior to issuance of a city building permit the applicant shall demonstrate compliance with any ORCAA requirements, and prior to any demolition, proof of compliance with ORCAA and a City demolition permit is required.