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407 Longmire OConner and AssocPre-Submission Notes October 24, 2018 O’Connor and Associates proposes to construct 16 dwelling units in 4 four-plex buildings at 407 Longmire Street NW (APN 22719230700). The project includes the demolition of an existing residence. 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, an Administrative Site Plan Review is required. The administrative process requires public notice and comment and is in place to ensure the proposed use meets all the development standards of the Unified Development Code. The application is reviewed and approved by the City’s Site Plan Review Committee. A typical approval includes conditions designed to ensure the proposed expansion 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 of the Site Plan Review Committee 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 plan 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 residence is connected to City water service. Water connections are based on water usage of 875 cubic feet per month. A fourplex dwelling unit base flow is 700 cubic feet per month, and is considered to use .80 ERU’s per unit. The project would be credited for one full water ERU. Any wells onsite must be decommissioned pursuant to Washington Department of Ecology standards, and water rights dedicated to the City. 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. Waste Water The building is currently connected to City sewer. Sewer connections are based on water usage of 875 cubic feet per month. A fourplex dwelling unit base flow is 700 cubic feet per month, and is considered to use .80 ERU’s per unit. The project would be credited for one full sewer ERU. The City of Yelm operates a Septic Tank Effluent Pumping (STEP) sewer system that 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 there is the possibility of holding tanks for each building and 1 step tank for the 4 buildings. 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 commercial use that potentially generates Fats, Oils, or Greases (FOG) are required to remove FOG from the wastewater before it enters the City’s wastewater treatment system, including the S.T.E.P. tank. An oil water separator or other approved oil removal device will be required in the service center if there is any potential for oil to enter the wastewater treatment system. Any onsite septic systems must be abandoned pursuant to Thurston County Department of Health standards. Storm Water Storm water must be collected, treated, and infiltrated on the project site according to the 2014 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. New impervious surfaces, such as parking areas and frontage improvements will trigger the need for a civil engineer to include a stormwater plan as part of the civil plan set. 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). Transportation Cullens Road and Coates Road are constructed to current City standards. Frontage improvements are required for Longmire Street. Longmire Street is considered a Local Access Residential Street, which includes an 11-foot drive lane, a 7-foot, a 6-foot planter strip and a 5-foot sidewalk. Ingress and egress shall be consistent with the Yelm Development Guidelines, Section 4B.140. Cullens Road and Coates Road are classified as Neighborhood Collector Streets. The City of Yelm Transportation Goals and policies include access control for arterials and mojor collector streets to minimize disruptions in traffic flow. The City implements this policy by restricting individual driveway accesses on collector streets. To achieve the parking requirements for the multi-family development, one access to a local parking area serviing multiple buildings would be required on Cullens and Coates Road. Site Design The Moderate Density Residential zone (R-6) allows not less than three and not more than six dwelling units per acre. The site is approximately 2.3 acres. Density is calculated on gross area and includes all land within the exterior boundaries of the development, including lands allocated for open space, critical areas, buffers, streets, roadsd, and public rights-of-way. Based on this calculation, the minimum number of dwelling units would be 8, and maximum would be 17. The Unified Development Code includes standards for parking lot design and landscaping, requires adequately sized service areas, pedestrian access between buildings, corner enhancements, and mailbox clusters on site. Landscaping including a perimeter landscape, planter strips and street trees with frontage improvements, parking lot landscaping is required. Site planning measures include providing 10% of the gross area dedicated as recreation/open space. Open space is qualified as environmental interpretation or protection, active recreation, and off-road footpaths or bicycle trails. This area must be supplemental and in addition to any setbacks, yard, streets, and parking areas. Mailboxes shall be cluster box units spacted throughout the development. Minimum parking requirements are two spaces per unit. Building Design Building setbacks are: 15 feet from a local access street 25 feet from a collector street 5 feet from the side 25 feet from the rear. Maximum building height is 35-feet. Fees & Charges Land Use Review Administrative Site Plan Review $750 Civil Plan Review City Staff Review $250 Consultant Review Actual Cost Building Permit Review Plan Review Based on value Building Permit Based on value Credit shall be given for one water and sewer ERU Water Connection per ERU $5,192 (4-plex .80 of $6,490) Sewer Connection per ERU $5,115 (4-plex .80 of $6,394) Traffic Impact Fee (per MF Dwelling unit) $898 Credit for existing SF home $1,512 School Impact Fee (per MF Dwelling unit) $1,815 These notes are based solely on the site plan and description submitted on October 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.