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15624 Coates Rd SE 09.26.12 City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting September 26, 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: Prime Time Associates Owner: Forrest Roberts Represntative: Karena Peterson, Remax Project Proposal: Subdivide 2.14 acres into 11 single family residential lots Project Location: 15624 Coates Road SE, tax parcel # 22719230400 Zoning Medium-Density Residential (R-6), Chapter 17.15 Density: minimum 3 units per acre, maximum 6 units per acre – Minimum number of dwelling units is 6, with a maximum of 13 dwelling units, based on the approximate acreage of 2.14 . 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 5', total both sides 12' Flanking Yard – 15’ Application/Process 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 to 8 weeks from the time the City receives a completed application packet. Land Use Fees Preliminary Plat $750.00 + $25 per Lot 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 $6,394 per ERU $3,269 if part of LID Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,348 per ERU State Environmental Policy Act. (SEPA) A SEPA threshold determination is required. 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. Critical Areas All of Yelm is considered a critical aquifer recharge area. The City critical area maps indicate that the northeastern property corner is adjacent to or crosses Yelm Creek. Yelm creek has a riparian habitat area buffer width of 150 feet. The site is also subject to FEMA mapped flood zones. A Critical Areas Report may be required to verify that there is no existing high groundwater conditions located within the parcels proposed for development. There is a large slope at the north eastern end of this property, approximately 20-30 feet. It appears that the lots and street proposed in this area will not be achievable. Traffic Frontage improvements shall be consistent with Yelm’s Development Guidelines. Coates Road was recently reconstructed by the City of Yelm. Internal plat roads will be classified as a “Local Access Residential.” This roadway requires paved traffic lanes, paved parking lanes, concrete curb and gutter, planter islands, 5’ sidewalk 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’. All lots shall be served by a street built to applicable city standards, with a minimum of 20-feet of road frontage. A permanently closed or “Dead End” street shall not be longer than 600 feet and provide a cul-de-sac radius large enough to provide emergency vehicle turnaround. 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. The TFC is payable at time of building permit issuance. A traffic impact analysis is not required for this project. 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. Open Space All residential developments are required to provide 5% of the gross area in open space. 5% of 2.14 acres = 0.11 acre or 4,660 sq. ft. All dedicated open space must have the following attributes and characteristics: Environmental interpretation or other education; Park, recreational land, or athletic fields; Off-road footpaths or bicycles trails; Any other use found by the city to further the purposes of this chapter. *Above ground stormwater facilities cannot be counted as open space. All site plans shall include the location of all trees to be retained and removed (species, diameter and condition) exceeding eight inches in diameter (measured at four and one-half feet from the base of the tree) that are affected by development. Those trees or groups of trees to be retained are to be drawn and identified with their protection zone on the site plan. 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. 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 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. Water The proposed project is located in the City of Yelm’s water service area and must connect City water service. There is an existing 8” water main located in Coates Road. This main has a stub-out to serve this site. This project will be required to connect to and extend the water main along all new proposed roadways within the subdivision. 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 for each lot. 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 decommissioned 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 approved a new water right for the City of Yelm, however the approval has been appealed. Until Ecology’s decision is confirmed by the Hearings Board, the City may not be able to make a finding of concurrency with the municipal water system for new developments with land divisions. Community Development staff may recommend denial of preliminary land divisions if circumstances have not changed at the time of application. 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. There is an existing 4” sewer main located in Coates Road. This main is capped with a gate valve and stub-out to this site.. This project will be required to install sewer main along all new proposed roadways within the subdivision. The proposed sewer main sizes will be reviewed on the preliminary plat application. Each lot will be required to have a step connection box and step sewer service. 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. Any onsite septic systems must be abandoned per Department of Health standards, and a copy of the abandonment report distributed to the City. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. Infiltration galleries with underground pipes are classified by the Washington Department of Ecology as an Underground Injection Control Stormwater Well which has specific requirements pursuant to State Law about stormwater treatment and must be designed to the 2005 Stormwater Management Manual for Western Washington. 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 civil plans. Fire All projects are required to conform to the International Fire Code. The Building Official will review the plan at the time of civil plan submission. Other 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. 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. ** Short Plat Option If site constraints and development requirements are such that you are only able to achieve 9 or less lots, it would be considered a short subdivision. A short plat has the same development requirements as a full subdivision, however the review process is different. 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%.