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10548 Mill KempinskiPre-Submission Notes March 20, 2019 Mike Kempinski proposes to subdivide a 1.91 acre parcel into 5 duplex lots. The parcel is located at 10548 Mill Road SE, Tax Parcel number 22730230600. 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. Density The Low Density Residential Zone allows residential uses at a density of 4 units per acre. Gross area, including right-of-way appears to be approximately 2 acres. The acreage would allow up to 8 dwelling units. The one duplex per one-third acre applies to lots of record, one acre or less. Process The approval process from preliminary short subdivision to final subdivision consists of three steps: land use review, civil plan review, construction and final subdivision approval. Land Use Preliminary short subdivision review process includes notification of the application to surrounding property owners. 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 conditions of approval. The determination can be appealed to the Hearing Examiner. The Preliminary short subdivision process typically takes between 8 to 12 weeks. 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 is a 10 inch main in Mill 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. 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. There is a 3 inch main located in Mill Road. Any existing on-site sewage disposal system(s) shall be abandoned per Thurston County Health Department standards. 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. 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 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. A preliminary assessment is required. 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 Frontage improvements are required. Mill Road is considered a Neighborhood Collector which includes a 16’ travel lane, a 7’ planter strip and a 5’ sidewalk. 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. Flanking yards require a 15 foot setback, and maximum building height is 35 feet. Fees & Charges Land Use Review Preliminary Short Subdivision $750 Final Short Subdivision 125 + consultant costs 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) $6,662 Traffic Impact Fee (per new Peak PM Trip) $1,497 Fire Impact Fee (per square foot) 0.36 These notes are based solely on the site plan and description submitted March 2019. 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.