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Coates Road Anderson duplex dev 100913 City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting October 9, 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: Eric Anderson Project Proposal: Construct 8 duplexes on 3.5 Acres Project Location: Coates Road (9616 Crystal Springs Road) Parcel Number: 22719230100 Property Background and Zoning The property is located on Coates Road, with a portion facing Crystal Springs Road. The site is approximately 3.51 acres. The site has an old housing structure on a well and septic. The property is bordered by residences to the northwest and east, and Yelm Middle School is across Coates Road to the south. The property is zoned Medium-Density Residential (R-6), which is codified at Chapter 17.15 YMC. The intent of the R-6 zone is to provide for moderate density housing, including single family, duplexes and multi-family housing. Allowed density is a minimum of 3 units per acre, and a maximum of 6 units per acre – Minimum number of dwelling units allowed 10, and maximum is 21, based on the approximate acreage of 3.51 acres. Actual acreage would be determined by a licensed surveyor. There is no minimum lot size in the R-6 zoning district, however building envelopes must provide for the minimum front yard setback of 15 feet from R-O-W, with a 20 foot driveway approach, rear yard 25 feet, side yard a minimum of 5 feet on one side, with a total of 12 feet on both sides. Flanking yards (corner lots) are 15 feet. There are several options available for this development, depending on whether the duplex units are intended to be leased, condominiumized, or sold with one duplex on a lot. The application as shown proposes 8 duplexes for a total of 16 units. When more than 2 dwelling units are proposed, the applicant is required to go through site plan review. If the intent is to be able to sell the units separately, either by unit or by building, a subdivision or binding site plan is required. Critical Areas The City critical area maps indicate that the property is bordered by Yelm creek at the north eastern property line. Yelm Creek and its associated wetlands require a minimum of a 150 foot riparian buffer. The slope at that area of the property may be measured as part of the required buffer. It is uncertain at this time if the proposed units 6 & 7 will have adequate back yard space without survey detail. 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. Development Standards Water The proposed project is located in the City of Yelm’s water service area and is not currently connected to the City of Yelm’s water system. There is an 8” water main located in Coates Road. This main has a stub-out to serve this parcel. 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. Water Availability 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. As of the date of this report, the City has less than 200 water connections available for new construction. At the current rate of new construction, the existing 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 affirmed Ecologies decision; however that decision was appealed to Superior Court. A hearing is scheduled for November 22, 2013, but a decision may not be issued for some time after that date. Any decision by the Superior Court could be further appealed. Sewer The proposed project is located in the City of Yelm’s sewer service area and is not currently connected to the City of Yelm’s sewer system. There is a 4” sewer main located in Coates Road. This main is capped with a gate valve and stub-out to serve this site. 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. Above ground stormwater facilities require that slopes be planted with vegetation that is suitable with hydric soils, and incorporate onsite landscaping to provide visual relief. 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. Parking The requirements for off-street parking and their design shall be regarded as the minimum; however, the owner, developer, or operator of the premises for which the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space is in excess of the minimum set forth. Dwelling units require a minimum of two parking stalls per unit. This may be achieved by a parking lot, individual driveways from a private street, or covered parking areas. The drawing submitted with this application does not show how on-site parking will be achieved. The access into the site could be a commercial driveway approach and parking lot. The minimum drive width for two-way traffic is 23 feet, and the minimum parking stall is 9’ x 20’. Parking areas are required to be landscaped to provide visual relief and shade. No parking stall shall be more than 50 feet from a tree, and each planting area shall include at least one tree, shrubs and ground cover. Landscape islands are required at the end of interior parking rows. Transportation Frontage improvements shall be consistent with Yelm’s Development Guidelines. Coates Road was recently reconstructed by the City of Yelm. The entrance into the site may be a commercial driveway leading into a parking area, with the dimensions stated above. Landscaping Perimeter landscape is required, and typically includes an 8 foot planter strip with a combination of evergreen and deciduous trees, with shrubs and ground cover, or a 15 foot dense buffer when next to conflicting uses. For residential developments a fence may be allowed for certain perimeter landscape. Open Space All multi-family developments are required to provide 10% of the gross area in common open space. For 3.51 acres, .35 acres of qualified open space is required. 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. The riparian buffer and slopes may be counted as open space *Above ground stormwater facilities cannot be counted as open space. Section 14.16.120 YMC requires the preservation and protection of trees on private property during development. 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. No existing trees shall be removed until a final decision is made regarding the feasibility of preserving existing trees. 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. Permit Process State Environmental Policy Act A SEPA threshold determination will be required before action is taken on the subdivision application. The SEPA threshold determination is appealable to the Hearings Examiner, who would hold an open record hearing on the issue. The Examiner’s decision may be appealed to City Council, which would conduct a closed record hearing and determine if the Examiner’s decision was contrary to law and supported by substantial evidence. 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. 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, and for the location of any building in which more than two dwelling units would be constructed. 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. 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. Binding Site Plan Option (to sell units separately) To sell the units individually, you would go through the binding site plan process (another form of land division), and create condominiums or townhouses. This is where there is a zero lot line between the buildings, however each unit it located on one parcel, with the rest of the land, improvements, etc. would be in common ownership and maintenance. Development of the site as a binding site plan requires Preliminary and Final Plat Approval. The preliminary plat review can be completed in 10 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 of all improvements, 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. City Council approval is required for a binding site plan. Short Subdivision (to sell duplex lots separately) A short subdivision is the division of land into 9 or less parcels. Development of the site as a residential short subdivision requires Preliminary and Final Subdivision Approval. The preliminary subdivision review can be completed in 8 to 12 weeks. Preliminary 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. The main differences for a subdivision, is that each lot must be served by a street constructed to City Standards. This would be a Local Access Residential street, with a minimum 56 feet of right-of-way. Water and sewer service lines would be constructed as part of the street improvements, and all parking for the units would require a 20’ driveway approach. 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. Additions, alterations, repairs and change of occupancy will be based on Chapter 34 of the International Building Code or the International Existing Building Code. Single family, two family dwellings, and townhomes, not more than 3 stories in height, shall comply with the International Residential Code. Chapter 11 International Building Code, Section 1103.2.4 states that detached one and two family dwellings and accessory structures, and their associated sites and facilities are not required to be accessible. Chapter 6 of the Development Guidelines, Section 6.060 (5); When any portion of a proposed building is in excess of 150 feet from a water supply on a public street, there shall be provided, when required by the fire chief, on-site hydrants and mains capable of supplying the required fire flow. Such hydrants shall be located as may be required by the Yelm Fire District No. 2 and easements for such hydrants shall be granted to the City. Proposed hydrants located more than 150 from the right of way shall be access by an approved fire lane with fire truck turnaround. Building Plans showing conformance to the above requirements and any other items deemed necessary may be submitted after Site Plan Review approval. Two (2) sets of plans and two (2) sets of engineering calculations, energy calculations and specifications will be required. Site plans locating water, sewer and roof drywells will be required if not on the approved site civil plans 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 unit Binding Site Plan $750.00 + $25 per lot Short Subdivision $250.00 + $50 per lot 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 $5,348 per ERU Water Meter Fee Based on meter size Transportation Facilities Charge $792.60 per unit for multi-family. 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.