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The Hutch Killion Mt View AHBL Pre-Submission Notes March 7, 2017 AHBL has requested a review of an expired preliminary subdivision to assure conformance with current standards. Current Water Situation The State Subdivision Act, Chapter 58.17 RCW, requires that the City of Yelm make a written determination that appropriate provisions are made for potable water supplies as part of the preliminary land division process. While the City of Yelm has been proactive in water planning since 1994, when application was made with the Washington Department of Ecology for water rights sufficient to serve the City and its Urban Growth Area for 20 years of growth, the approval of these water rights by the Washington Department of Ecology, the Pollution Control Hearings Board, and the Thurston County Superior Court were overturned by the Washington State Supreme Court. Recent legislation provides that there will be 5 municipal water rights pilot projects, one of which is our water rights package. The project must be approved, and report back to a task force. While this gives us a path forward, the process has yet to be determined. Our water rights experts are working with us and Ecology to put our package together. Once the application is back in for review, we will have a better feel for how soon we can recommend approval of subdivisions again. The City cannot recommend approval of a subdivision at this time. Process The approval process from preliminary subdivision to final subdivision consists of three steps: land use review, civil plan review, construction and final subdivision approval. Land Use Preliminary subdivision review process includes notification of the application to surrounding property owners, and a public hearing before the Hearing Examiner. A complete application will be routed to the City Public Works Department, Thurston County, and other state agencies (including the Department of Transportation) for comment. City staff reviews the application, and provides recommendation to the Hearing Examiner. The Hearing Examiner will hear testimony from the City and Applicant, as well as any public that may attend. The Hearing Examiner then takes the testimony under consideration and issues a decision in 10 – 14 days. The Preliminary subdivision process typically takes between 8 to 12 weeks. The Hearing Examiners decision may be appealed to the Yelm City Council in a closed record hearing. When the subdivision is constructed and approved, application for final subdivision can be made. 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 The subdivision is required to connect to the City's water system. There are mains in both View Road and Killion Road. The projects internal roadways will have a watermain installed to serve fire hydrants and individual services. Any existing well(s) on the property must be decommissioned pursuant to Department of Ecology standards and any water rights associated with these wells shall be dedicated to the City of Yelm. It is possible that there is an exempt well located approximately 10 feet from the southern property line. A well protection radius may be required. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device (RPBA) installed on the water service and a Double Check Valve Assembly on irrigation meters. A list of approved devices can be found at Chapter 246-290-490 WAC. 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. The property is subject to a latecomer’s agreement for the water line in Mountain View Road that was installed by a developer of a residential subdivision to the north. The assessment of $18,204.27 plus interest calculated pursuant to the agreement must be paid prior to final subdivision approval. The property is also subject to a latecomer’s agreement for the sewer line in Killion Road that was installed by a developer of a residential subdivision to the north. The assessment of $14,685.82 plus interest calculated pursuant to the agreement must be paid prior to final subdivision approval. Waste Water The subdivision is required to connect to the City’s sewer system, and internal roadways will be required to have a sewermain installed to serve the subdivision. Any existing on-site sewage disposal system(s) shall be abandoned per Thurston County Health Department standards. The property is subject to a latecomer’s agreement for the sewer line in Mountain View Road that was installed by a developer of a residential subdivision to the north. The assessment of $13,713.73 plus interest calculated pursuant to the agreement must be paid prior to final subdivision approval. The property is also subject to a latecomer’s agreement for the sewer line in Killion Road that was installed by a developer of a residential subdivision to the north. The assessment of $5,117.58 plus interest calculated pursuant to the agreement must be paid prior to final subdivision approval. 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. Any onsite septic systems must be abandoned pursuant to Thurston County 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. Environmental The City may adopt the previous Environmental review, however, there have been some changes in stormwater treatment and ESA. We have adopted the most current version of the Stormwater Management Manual for Western and s 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). Transportation Killion Road was improved as part of an LID. There is an assessment on the property, and with that, a credit on the Traffic Facility Charge of $564.00 per PM Peak hour trip. Each home will pay a Traffic Facility Charge of $947.97. Site Design Residential dwelling units require 2 off-street parking stalls which are generally achieved by the required 20 foot driveway approach. 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 perimeter landscape. Streets are landscaped with planter strips and street trees. Above ground stormwater facilities require a perimeter landscape. Open Space All residential developments are required to provide 5% of the gross area in common open space. Open space shall be dedicated to the homeowners association, and at a minimum provide usable space for active as well as passive recreation, convenient access, maintaining existing trees and significant vegetation and landscaping. Above ground stormwater treatment areas do not qualify as open space. Building Design Building setbacks are 15 feet from the front, 5 feet from the sides and 25 feet from the rear property lines, with a maximum building height of 35 feet. Fees & Charges Land Use Review Preliminary Subdivision $2,000 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 non residential ERU) $6,394 Water SDC (per non residential ERU) $6,490 Traffic Impact Fee (per new Peak PM Trip) $947.97 These notes are based solely on the site plan and description submitted February, 2018. 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. Response to February 12, 2018 list of Questions. Proposal meets density requirements. Some regulatory changes explained above Process explained above. At this time there are no options for expediting the land use process. The applicants engineer is responsible for assuring that the proposed stormwater facilities meet current Stormwater Management Manual for Western Washington. Their review will determine if changes are needed. Landscape requirements explained above. Yelm is considered an extremely sensitive aquifer. Stormwater management protects the aquifer. ESA requirements explained above. Previous SEPA and TIA may be used. An updated preliminary stormwater report, and site review for ESA will be required as explained above. The TIA and previous land use approval requires improvements to Mountain View Road. The Mountain View Road intersection was improved as part of the Killion Road LID. Continued improvements from the intersection to the northern property line will be required. (Curb to curb) SR 510 improvements completed with Killion Road LID. Latecomers explained above. Water situation explained above.