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Coates 9616 Crystal SP Abbey.docx Pre-Submission Notes November 15, 2017 Josh Abbey has proposed to construct 9 duplexes on a 3.5 acre parcel located at 9616 Crystal Springs Rd NW (parcels 22719230100 & 22719230103) Process The approval process from initial concept to final occupancy consists of three steps: land use review, civil plan review, and building life/safety review. LAND USE As the proposal, as submitted, is an allowed use in the Medium Density Residential (R-6) zoning district, the project would be approved through the administrative site plan review process. An environmental checklist will be needed as the parcel is partially covered by water (Yelm Creek). The administrative site plan review process allows notification of the application to surrounding property owners, but does not trigger a public hearing. A complete application will be routed to the City Public Works Department, Thurston County, and other state agencies for comment. After the review process, City staff will issue a threshold determination that the project will have no significant impact to the environment and begin to craft the approval. A typical approval includes conditions designed to ensure the proposal is consistent with the development standards of the City. The project can only be denied if it will have significant environmental impacts or is inconsistent with City, County, or State development regulations. The administrative site plan review process typically takes between 8 to 12 weeks. The decision may be appealed to the City's Hearing Examiner. CIVIL PLAN REVIEW The City reviews site construction plans for constructability and consistency with the City's engineering standards and details. Civil construction plans detail all the proposed site improvements down to the size of water and sewer lines and the location of the water meter. Civil plans must be prepared by an engineer licensed in the State of Washington. The City uses a third party peer review service as well as a review by City staff. A first review typically takes 3 to 4 weeks. Additional reviews may be needed depending on the quality of the initial plans set. BUILDING LIFE/SAFETY Yelm has adopted the International Building Codes and reviews building plans for life/safety and consistency per these codes, as adopted by Washington State. Electrical permits and inspections are through the Washington State Department of Labor and Industries. A first review of structural plans typically takes 2 to 3 weeks. Additional reviews may be needed depending on the quality of the initial plan sets. Consistency with Development Standards POTABLE WATER There is water service to the property. The existing meter must be pulled, and line blocked. A new water line will need to be constructed to serve the new units. The engineer preparing the civil plans will need to ensure that the existing infrastructure is capable of supporting the proposed development for both potable water pressure and fire flows. These calculations will be reviewed as part of the civil plan review process. Any on site wells must be decommissioned pursuant to Department of Ecology standards. The City currently has a limited number of water connections available for development, although we are pursuing additional water rights and investing in water system infrastructure to increase capacity. If the City does not have sufficient approved water connections at the time a building permit for the proposed development is ready to issue, the permit will be denied until additional water resources are available. WASTE WATER There is sewer service available to the property. The City of Yelm operates a Septic Tank Effluent Pumping (STEP) sewer system which includes a treatment tank on the property with effluent being pumped to the Wastewater Reclamation Facility for further treatment and reutilization. Typically, each building would be served by a single STEP tank, however, in the case of duplexes; one 1,500 gallon tank serving both units is acceptable, with power to the tank the responsibility of the building owner. Tanks must be located in the front yard of the building and set a minimum of 5 feet from the building foundation and 2 feet from any utility easement. The engineer preparing the civil plans will determine the appropriate size and placement for these tanks, which have to be assessable to City staff and protected from damage. STEP tank location may impact the design and layout of the project. Any onsite septic systems must be abandoned pursuant to Department of Health standards. STORM WATER The City does not operate a storm water collection and treatment system, so storm water must be collected, treated, and infiltrated on the project site. The engineer preparing the civil plans will determine the required level of treatment and will prepare a storm water plan to the City for review as part of the civil plan review process. The City has adopted the most recent version of the Washington State Department of Ecology Storm Water Manual. TRANSPORTATION The proposal is to provide a private drive to serve the duplex units. This will require a minimum of 24 feet in width and a commercial driveway approach. Streets designed to have to have one end permanently closed shall be no longer 600 feet and have a widened bulb (cul-de-sac) or turnaround provisions. The turnaround may be a hammerhead with a minimum distance on both sides at the centerline intersection of 60 feet to facilitate emergency vehicle turnaround. ENVIRONMENTAL Maps indicate the property contains soils moderately suitable as habitat for the Mazama Pocket Gopher, a protected species listed on the Washington Priority Species and Habitat List as well as the Federal Threatened Species List. As part of the land use review process, City staff will conduct a site investigation. If there is evidence of pocket gopher activity on the property, a critical areas report would then be required before the permit is processed. If a critical areas report is required, it must be prepared by a qualified professional. Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act, and a federal permit may be required if pocket gophers are found on the property. This permit would be issued through the US Fish and Wildlife Service (360.753.5823). The property is bordered by Yelm Creek at the northeastern property line. Yelm Creek and its shoreline require a minimum of a 150 foot riparian buffer in which no structures or development is allowed. The riparian buffer area may be reduced in accordance with a critical area report if; the reduction will not reduce stream or habitat function, and will not degrade the habitat and may not be reduced more than 25%. Critical area maps indicate that there may be wetlands associated with Yelm Creek in this area. A wetland delineation is required to determine the required setback to delineated wetlands. These setbacks may impact the conceptual design. SITE DESIGN The Yelm Comprehensive Plan encourages a variety of housing types to promote a range of housing alternatives. The Unified Development Code implements this policy by allowing duplexes in the residential zones. The R-6 zone requires a minimum of 3 units per acre and a maximum of 6 units per acre. Setbacks are 15 feet from the front, 5 feet from the side, and 25 feet from the rear. Flanking yard (corner) is 15 feet. Residential uses, including duplexes, require two parking spaces per dwelling unit. A perimeter landscape of 8 feet is required. For residential developments, a solid wood fence may be used. Above ground storm water facilities require perimeter landscaping, and may be enclosed with a 4 foot vinyl coated fence. Multi-family developments require a minimum 10 % of gross area to be dedicated as open space. This may be achieved with a combination of protection of environmentally sensitive areas and a recreation component. A tree and vegetation plan is required for the removal of trees greater than 8 inches in diameter. Mailboxes shall be cluster box units (CBU) and located within the development. There have been discussions of building the first duplex prior to applying for site plan review. A duplex would require a ministerial site plan review. The ministerial site plan review does not require a public hearing. The environmental review must be completed, as you cannot phase a project to avoid mitigation. Fees & Charges LAND USE REVIEW Administrative Site Plan Review $750 Ministerial Site Plan Review $250 SEPA Checklist $150 CIVIL PLAN REVIEW City Staff Review $250 Consultant Review Actual Cost BUILDING PERMIT REVIEW Plan Review Based on value Building Permit Based on value Sewer SDC (per residential ERU) $6,394 Water SDC (per residential ERU) $6,289 Traffic Impact Fee (per MF Dwelling unit) $898 School Impact Fee (per MF Dwelling unit) $1,815 These notes are based solely on the site plan and description submitted on October 25, 2017. They are meant to map out the process for approval and to point out any potential conflicts with City standards and are NOT meant to fully review the proposed project with all regulations.