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Mosman Edwards Handley Notes Pre-Submission Notes June 13, 2018 Theresa Handley has requested to subdivide a parcel into two lots. The parcel has 2 duplexes which were constructed in 1961. The construction of carports between the buildings has created a non-conforming pre-existing use, as the location of the carports and roofline extensions do not meet current building setback requirements. Process The approval process from short subdivision to final subdivision consists of three steps: land use review, civil plan review, construction and final subdivision approval. Land Use The short subdivision review process includes notification of the application to surrounding property owners, and notice in the local newspaper. A complete application will be routed to the City Public Works Department, Thurston County, and other state agencies for comment. The short subdivision 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 (including the Department of Transportation) for comment. After the review process, issue 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 short subdivision process typically takes between 6 - 8 weeks. The decision may be appealed to the City's Hearing Examiner. A short subdivision and final subdivision application may be submitted at the same time. 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 existing buildings are connected to the City's water system. Waste Water The existing buildings are connected to the City's sewer system. The buildings are served by one 3,000 gallon tank located behind the units in the alley. To separate the buildings onto individual parcels, a new tank to serve the building with units facing Edwards must be installed within the new property lines. 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. If additional impervious surfaces are created, stormwater runoff must meet Washington State Department of Ecology Storm Water Manual standards. Environmental The project as proposed is exempt from SEPA review. Transportation New development requires frontage improvements. Mosman and Edwards Streets are not constructed to Current Standards. A deferral of these improvements may be granted by the Site Plan Review Committee. Based on this proposal, the use may qualify for a deferral. The applicant may request a deferral of frontage improvements as part of the short subdivision approval. Ingress and egress shall be consistent with the Yelm Development Guidelines, Section 4B.140. 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. 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. Building Design Building setbacks are 15 feet from the front, 10 feet from the sides and 25 feet from the rear property lines, with a maximum building height of 35 feet. The buildings were constructed in 1961 and are considered pre-existing non-conforming structures. The approval of a subdivision must assure that new parcels meet existing standards, and not expand or increase the non-conformance. It appears that there is adequate distance between the foundation of the buildings to meet setback requirements, however the covered carports extend too far into the setback area. A possibility way to achieve the subdivision would be to remove the carport on the east end of the building facing Mosman. It appears that this, along with a variance for the foundation of the other existing carport would achieve the room needed to achieve setbacks. Another option would be to complete a binding site plan to create each unit under separate ownership. The binding site plan process would allow for the separation and sale of individual units, but would require a homeowners’ association, as the units would be owned separately and the land, accesses and parking would be owned in common with shared maintenance costs. Fees & Charges Land Use Review Short Subdivision $750 Civil Plan Review City Staff Review $250 Consultant Review Actual Cost Building Permit Review Demolition Permit Plan Review Based on value Building Permit Based on value These notes are based solely on the site plan and description submitted June, 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.