Loading...
304 Longmire Road Mt Terrace Builders 040313 City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting April 3, 2013 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: Mt. Terrace Builders Project Proposal: 16 Unit Apartments Project Location: 304 Longmire Street, Yelm Parcel Number: 21724410200 Property Background and Characteristics The property was previously used for residential purposes, but is currently vacant. The surrounding property is residentially zoned and developed, with the golf course located on the southern border. The property is zoned High Density Residential (R-14) which allows a maximum of 14 units per acre, with a minimum of 6 units per acre. The gross acreage of the site is approximately 1.14 acres (gross acreage) which would allow up to 16 dwelling units. 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. Existing development regulations relating to the control and treatment of stormwater address the potential impacts to this critical area. The property has a previous Binding Site Plan Approval, which expires in 2015. As this proposal is different, a new site plan review is required. Development Standards Water The site is within the water system service area, and is not currently connected to City water services. There is an existing water main located in Longmire Street. This line was installed by the developer of the Tahoma Terra subdivision, and that developer created a latecomers agreement that includes this parcel. The latecomer fee associated with this parcel is in the amount of $5,893.00 and must be paid at the time of connection. There is an existing stub to service this property. Section 246-290-490 WAC requires protection from back flow. A Reduced Pressure Backflow Assembly (RPBA) is required to be installed. An irrigation meter is required if an irrigation system is proposed, and requires a Double Detector Check Valve. An irrigation budget based on the Washington Irrigation Guide will be provided and an irrigation usage is monitored through the irrigation season. Once the annual water budget is used, the city will lock the irrigation meter. Irrigation devices and designs shall provide for no overspray onto permeable surfaces, with separate stations or zones based on watering requirements with weather based irrigation controllers to promote water conservation. There is an existing water line located on the east property line. Where public utilities cross private lands, a 15-foot wide single utility easement must be granted to the City. Any existing wells on-site must be decommissioned, and any associated water rights dedicated to the City. Water Availability Requirements The City of Yelm applies a three prong test for water availability pursuant to the State Subdivision Act (Chapter 58.17 RCW) and the State Building Code (Chapter 19.27 RCW). The Subdivision Act at Section 58.17.110 (1)(a) RCW requires at preliminary subdivision approval that the City determine: “If appropriate provisions are made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds, and shall consider all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school.” The Act at Section 58.17.150 (1) RCW further requires that at final subdivision approval, the City consider: “Local health department or other agency furnishing sewage disposal and supplying water as to the adequacy of the proposed means of sewage disposal and water supply” Finally, the State Building Code at Section 19.27.097 (1) RCW requires that, prior to issuance of a building permit: “Each applicant for a building permit of a building necessitating potable water shall provide evidence of an adequate water supply for the intended use of the building. Evidence may be in the form of a water right permit from the department of ecology, a letter from an approved water purveyor stating the ability to provide water, or another form sufficient to verify the existence of an adequate water supply.” Water Availability Status As of the date of this report, the City has approximately 27 water connections available for new construction. This includes building permits that have been submitted and are in the review process The City has prepared a water system plan update for review and approval by the Washington Department of Health that would add as many as 200 connections available for new development. At the current rate of new construction, the existing and added water connections would provide for an additional 2 to 3 years worth of growth. The Washington Department of Ecology approved new water rights in the amount of 947 acre feet to the City on October 21, 2011. This is expected to accommodate 20 years worth of growth. The Ecology approval was appealed to the Pollution Control Hearings Board, and the Board held a hearing in December of 2012. The Board issued a decision affirming the issuance of the water rights to the City of Yelm; however the appellant filed a motion for reconsideration. This decision may be appealed to Superior Court. Sewer The site is within the sewer system service area, and is not currently connected to City sewer services. There is an existing sewer main located in Longmire Street. This line was installed by the developer of the Tahoma Terra subdivision, and that developer created a latecomers agreement that includes this parcel. The latecomer fee associated with this parcel is in the amount of $3,793.81 and must be paid at the time of connection. There is an existing stub to service this property. Multi-family developments are required to install common S.T.E.P. tanks rather than a tank for each unit. The location and size of the step tanks will be determined during the civil engineering review of the construction. Tank sizing and number of tanks will be based on the final site plan and how many dwelling units are ultimately proposed and approved. Each S.T.E.P. tank will be required to have its own controller, access to a hose bib, and a power source that will be connected to a power meter that is paid for by the homeowners association. S.T.E.P. tanks housing 2 or more pumps require a generator transfer switch. Any existing on-site sewage disposal system(s) shall be abandoned per Thurston County Health Department. 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 have specific requirements relating to stormwater treatment and must be designed to the 2005 Stormwater Management Manual for Western Washington. Transportation Frontage improvements are required as part of all development. Longmire Street is partially complete to the curb and planter strip. The completion of Longmire Street improvements is required to include the 5 foot sidewalk, and additional right-of-way may be required. An access location aligned across from Berry Valley Drive is in place and must be used for access to this site. Parking The requirements for off-street parking and their design are the minimum, provided that the owner is responsible for providing adequate amounts and arrangement of space for the particular premises even though such space is in excess of the minimum in the code. Chapter 17.72 YMC requires dwelling units to provide a minimum of two parking spaces per unit. A standard parking stall is 9 feet by 20 feet. Any new parking area and drive aisles require landscaping to include planter islands with a mixture of evergreen and deciduous, trees and shrubs to provide visual relief and shade. Building and site regulations The Yelm Zoning Code does not establish minimum or maximum lot sizes, although it does require standard setbacks which create a building envelope. The R-14 setbacks are 25 feet from the front property line adjacent to a collector street, with a minimum 20 foot driveway approach, 10 feet side property setback, and a 25 foot rear property setback. Chapter 14.12 YMC requires all multi-family developments to provide a minimum of 10% of the gross area as open space. Open space qualifications are park & recreational facilities, environmental interpretation or education, or off-road foot paths or bicycle trails. The site is required to meet the intent of City of Yelm's design guidelines. The guidelines are intended to supplement the design standards in the City of Yelm Zoning Code. Guidelines include provisions, requirements or considerations that are in addition to the Zoning Code standards. Street Fronts All development for properties not on pedestrian oriented streets shall include site planning measures to create an attractive street edge, accommodate pedestrian access, and support downtown design objectives. Examples of requirements based on Downtown Goals and Policies are stated in the following: Define street edge with building landscaping or other features. Provide direct access to building fronts from the sidewalk. The residential nature does not lend itself to locating the buildings at the street frontage. Landscaping between the parking area and sidewalk connection meets the street frontage intent of the development guidelines. Side and Rear Yards/ Siting Service Areas The design guidelines indicate that service areas, and outdoor storage be located away from neighboring properties to reduce conflicts and requires screening of refuse containers located behind the building. No refuse container shall be permitted between a street and the front of a building. The following describes the intent in siting service areas based on the Design Guidelines: To "reduce the visibility of unsightly uses". To minimize the visibility of "backs" of buildings where service areas are located. To "encourage more thoughtful siting of trash containers and siting areas by screening its negative aspects". To reduce the noise impacts of service areas. The refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be screened with an enclosure of a material and design compatible with the overall architectural theme. Refuse collection areas must be designed to contain all refuse generated on site and deposited between collections. Refuse should not be visible from outside the refuse enclosure. Pedestrian Circulation. The following elements must be provided as part of the site plan for new developments: All pedestrian paths must comply with the ADA. Adequate lighting must be provided for pedestrian access. Walkways should be integrated with the required parking lot landscaping. Provide pathways through parking lots Integrate transit stops into the planning of site improvements Provide weather protection such as a canopy to create a covered pedestrian open space. Provide at least 200 square feet of landscaping at or near the entry. Provide pedestrian facilities such as benches, kiosks, or bicycle racks. Provide pedestrian scaled lighting Adjacent window displays Provide artwork or special pedestrian scaled signs Building Design and Details To encourage buildings that are comfortable at a human scale, at least three of following features must be incorporated into the building design: Balconies in upper stories Bay windows Pedestrian oriented space Individual windows Gable or hipped roof Porch or covered entry Spatially defining building elements that define an occupied space Upper story setbacks Composing smaller building elements near the entry or pedestrian oriented fronts To ensure new development is compatible with Yelm's architectural size and character, at least two of the following features must be incorporated into the building design: Upper story setback Horizontal building modulation Modulated roof line Building articulation To encourage unique, identifiable architectural features at intersections, at least the following features must be included on a facade facing a public street: Decorated roofline Decorative treatment of windows and doors Decorative railings, grill work, or landscape guards Landscape trellises Decorative light fixtures Decorative building materials (masonry, wood details or patterns Blank walls must be treated through trellis and plantings, landscape methods, and architectural means. A landscape strip of 8 feet with a mixture of evergreen and deciduous trees is required around the perimeter of the site. Parking lot landscaping includes landscape islands at the ends of parking isles, and adjacent to buildings. Above ground stormwater retention/detention areas require vegetation that is suitable with will thrive in hydric soils. Approval Process Site Plan Review Site plan review and approval is required prior to the use of land or building for the location of any commercial, industrial or public building or activity, or for any building in which more than two dwelling units are contained. 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 approves a site plan review application if the proposed development meets the improvement and development standards of the Zoning Code and Development Guidelines. 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. A site plan review 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. Civil Plan Review Process Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain application requirements and standard details for all infrastructure requirements. Building Permit Process 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. Note the 2012 Codes become effective July 1, 2013. New and existing buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Some, but not all factors reviewed will be: Life /Safety: Fire lanes and hydrants shall be provided to cover all structures. Hydrant placement and fire lanes shall meet International Fire Code requirements. If fire lanes exceed 150 feet provide a fire truck turnaround. Apartment Buildings shall be protected by a NFPA 13 fire suppression system. The fire suppression system shall be supervised by a NFPA 72 system Seismic design: Structural design per Chapter 16 of the IBC Accessibility: An accessible circulation path shall be from the apartment complex to the off street parking and public way. Slope shall be a maximum of 5% with a cross slope of 2%. Changes of elevation greater than 5% shall be accessible ramps. One accessible parking stall shall be made available for each 25 parking stalls. One van accessible parking stall for each six (6) accessible parking stalls is required. Parking lot shall be striped and signed accordingly Apartment complex with greater than 10 units shall have 5 percent (5%) A units as defined per ANSI 117.1. Apartment units with four (4) or more units shall be B units as defined by ANSI 117.1 Energy Code. Conditioned space shall meet the current Washington State Energy Code: The units shall be heated, insulated and ventilated per the WEC and the International Mechanical Code Building Plans showing conformance to the above requirements and any other items deemed necessary 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. An integrated sprinkler and fire alarm system may 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. Fees & Charges Site Plan Review $350.00 + $50 per dwelling unit Civil Plan Review Billed on a cost recovery basis Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Sewer Connection Fee $6,394 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,490 per ERU Water Meter Fee Based on meter size Transportation Facilities Charge $1,321.00 per peak PM trip The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. The code provides a default table that the applicant can use to determine the number of new PM trips generated by a proposal. A multi-family complex generates .60 new PM peak hour trips per Unit. The TFC per unit is $792.60. TFC charges are payable at building permit issuance.