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Rhoton Road Weber 041713 City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting April 17, 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: Randy Weber Representative: Hal Grub, P.E., Barghausen Consulting Engineers, Inc. Project Proposal: Grading with Floodplain Compensation Project Location: Rhoton Road, Yelm Parcel Number: 22719240300 Property Background and Characteristics The property is located on Rhoton Road. It is approximately 7.57 acres, and currently undeveloped. It is bound to the northwest and southwest by residentially zoned property. The property to the south is zoned industrial and currently used for industrial purposes. The property to the west, across Yelm creek is zoned R-6 residential and is currently vacant. Yelm Creek lies on the western property line of this site. Critical Areas All of Yelm is classified as a Critical Aquifer Recharge Area by the Yelm Critical Areas Code, Chapter 14.08 YMC. Existing development regulations are in place to avoid impacts to this critical area. The property also is encumbered by the FEMA designated 100 year floodplain both along Yelm Creek and Rhoton Road, making it a frequently flooded area under the Critical Areas Code. The Critical Areas Code requires that prior to any clearing, grading, dumping, drilling, dredging, filling, or the construction or reconstruction of any structure, the City shall have approved through the underlying permit or through approval of a critical areas report that the standards for development within a frequently flooded area have been met. The Critical Areas Code prohibits activity within a frequently flooded area that would increase the base flood elevation. The Yelm Creek corridor is identified as a wetland by the National Wetlands Inventory maps. Only those activities are allowed within wetland buffers that are shown not to degrade the functions and values of the wetland. The buffer is dependent on the classification of the wetland, and range from 50 to 250 feet. Finally, Yelm Creek is a fish and wildlife habitat conservation area. There is a 150 foot riparian zone along the creek in which no development shall take place. Approval Process Development Permit. A development permit will be required pursuant to Section 15.32.110 Yelm Municipal Code. The permit will be reviewed by the Site Plan Review Committee. The permit may be allowed if the Committee determines that the proposal meets the standards of the Critical Areas Code, the Flood Damage Prevention Code, and has no impact on endangered or threatened species, or their critical habitat. The City will consult with the Federal Emergency Management Agency as part of the development permit review process. Critical Area Report. A critical areas report is required as part of the development permit review. The critical areas report must be prepared by a qualified professional using scientifically valid method and studies in the analysis of critical area data and field reconnaissance, and reference the source of science used. The report must evaluate the proposal and all probable impacts to critical areas in accordance with Chapter 14.08. Minimum report requirements may be found in Section 14.08.050. The Critical Areas Report must also include a Habitat Assessment that meets the standards of the Endangered Species Act. A wetlands delineation and classification is also required. The exact location of a wetland boundary shall be determined through the performance of a field investigation by a qualified professional wetland scientist applying the Washington State Wetlands Identification and Delineation manual as required by 36.70A.175 RCW. Riparian Buffer. All construction must remain outside of the 150 foot Riparian Buffer established for Yelm Creek. The Director of Community Development has authority to interpret and apply and the responsibility to enforce the Critical Areas Code. It may require additional peer review to ensure compliance with the code. Fees & Charges The Applicant is responsible for the initiation, preparation, submission, and expense of all required reports, assessment(s), studies, plans, reconnaissance(s), peer review(s) by qualified consultants, and other work prepared in support of or necessary to review the application. Development Permit review is billed on a cost recovery basis.