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9131 Mt. View Rd (2) The City of Yelm is an equal opportunity employer and provider PRE-SUBMISSION NOTES July 16, 2020 AHBL proposes to subdivide a 3.29-acre parcel into a 20 lot single family development. The parcel is located at 9131 Mt. View Road. Tax Parcel number 21713340100. 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. We expect that the application will be resubmitted soon. DENSITY The property is Moderate Density (R-6) which requires a minimum density of 3 units per acre, and a maximum of 6 units per acre. Density is determined by gross acreage which includes all land within the exterior boundaries of the development, including but not limited to all land allocated for open space, critical areas, buffers, streets, roads, and public rights-of-way. Final density allowed are subject to survey. PROCESS LAND USE For subdivisions between 10 – 24 dwelling units, an administrative subdivision is required. A complete administrative subdivision application will be routed to the City Public Works Department, Thurston County, and other state agencies (including the Department of Page 2 of 7 Transportation) for comment, and mailed to property owners within 300 feet of the parcel. The site would be posted with a public notice that a public hearing may be requested. If a public hearing is requested, the decision would go before the Yelm Hearing Examiner. If no hearing is requested, 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 may use 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 proposal is required to connect to the City's water system. There is an 8 inch main located in Mt. View Road. Connection to City water service is required to serve the development. Fire hydrants, with hydrant locks are required based on the Uniform Fire Code. 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. Cross connection control is required for any onsite irrigation systems. WASTE WATER There is a 3 inch main located Mt. View Road. Connection to City sewer service is required to serve the development. Any existing on-site sewage disposal system(s) will need to be abandoned. 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. Page 3 of 7 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 onsite system is to be owned and maintained by the HOA. 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, as well as right-of-way dedication. Mt. View Road is considered a neighborhood collector which includes a 16’ traffic lane, a 7’ planter strip, and a 5’ sidewalk. Internal streets are considered local access residential with 11’ traffic lane, 7.5’ parking lane, a 6’ planter strip and 5’ sidewalk. SITE DESIGN Residential dwelling units up to 4 units require 2 off-street parking stalls. Mailboxes for the site shall be cluster box units (CBU) and placed on site. All lots must provide a minimum 20-foot property frontage on a public street. 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 subdivisions a solid wood fence meets the perimeter landscape requirement. Streets are landscaped with planter strips and street trees. Above ground stormwater facilities require a perimeter landscape, and grass slopes. OPEN SPACE All single-family 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. Underground stormwater facilities may be included in the open space, as long as the recreation component is met. Page 4 of 7 BUILDING DESIGN Building setbacks are 15 feet from the front with a minimum 20’ driveway approach, 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 Admin $750 CIVIL PLAN REVIEW City Staff Review $250 + $54 per hour Consultant Review Actual Cost BUILDING PERMIT REVIEW Plan Review Based on value Building Permit Based on value Sewer SDC $6,394 Water SDC (.8) $6,725 Water Meter 5/8” $300 Transportation Facility Charge per unit $1,512 Fire Impact Fee (per square foot) 0.36 School Impact Fee per unit $4,500 **Fees subject to change These notes are based solely on the site plan and description submitted July, 2020. 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. Page 5 of 7 18.64.020 Planned residential development. A planned residential development encourages imaginative design and the creation of permanent open space by preserving or creating environmental amenities superior to those generally found in conventional developments, and by preserving to the greatest possible extent the natural characteristics of the land, including topography, natural vegetation, waterways, and views. For single family residential developments, the inclusion of a variety of housing types such as duplexes or townhomes may qualify for density bonuses listed below. A. Density Bonus. The city may approve an increase in the dwelling unit density up to: 1. In the low density district, fifteen percent, rounded to the nearest whole number. 2. In the moderate density district, twenty percent, rounded to the nearest whole number. 3. In the high density district, twenty-five percent, rounded to the nearest whole number. B. Subdivision Requirements. A planned residential development shall be exempt from the specific design requirements of a standard subdivision, except that when any parcel of land in a planned residential development is intended for individual ownership, sale, or public dedication, procedural and applicable state laws pertaining to the subdivision and conveyance of land and the preparation of maps shall be followed. C. Relationship of Planned Residential Development Site to Adjacent Areas. The design of a planned residential development shall take into account the relationship of the site to the surrounding areas. The perimeter of the planned residential development shall be designed to minimize undesirable impact of the planned residential development on adjacent properties and, conversely, to minimize undesirable impact of adjacent land use and development characteristics on the planned residential development. D. Buildings may have common walls and, therefore, be built to the property line as in townhouse construction. Wherever buildings are separated, a minimum distance of 10 feet shall be maintained between such buildings. E. Landscaping. Natural landscape features which are to be preserved, such as existing trees, drainage ways, rock outcroppings, etc., may be accepted as part of the landscaping plan when such natural features contribute to the attractiveness of the proposed development. 18.64.050 Townhouse development. It is the intent of this section to provide for the development of townhouses within residential neighborhoods which may be conveyed as individually owned, separately platted lots. A townhouse is a one-family dwelling unit which is part of a group of two or more such units separated by common party walls having no doors, windows or other provisions for human passage or visibility through the common walls. Each one-dwelling unit in a townhouse is attached by not more than two party walls. A. Density Standards and Uses. 1. Density Bonus. The city may approve an increase in the dwelling unit density up to: a. In the low density district, fifteen percent, rounded to the nearest whole number. b. In the moderate density district, twenty percent, rounded to the nearest whole number. Page 6 of 7 c. In the high density district, twenty-five percent, rounded to the nearest whole number. 2. No more than four abutting townhouses or townhouse clusters within the townhouse project site shall have a common front building setback. Variations in the setback of front building faces shall be at least four feet. 3. No townhouse dwelling unit shall be located closer than 25 feet to any public right-of-way nor within 15 feet of a private drive, access road or common open parking area to the front or rear of such a dwelling unit. 4. Every lot containing a townhouse must provide each unit private space of at least 200 square feet, oriented to either the building front, rear and/or side, enclosed visually by fences or walls at least five feet in height or plantings to screen first level views from adjacent units. This space can include porches, patios and decks. 5. The minimum side yard requirement for end dwelling units in townhouse groups shall be the same as the underlying zone. For all dwelling units other than end dwelling units in subdivided townhouse developments, the common walls shall be designed with zero lot lines. 6. No portion of a townhouse, accessory structure or other building type in or related to one group or cluster of contiguous townhouses shall be nearer than 10 feet to any portion of a townhouse or accessory structure of another townhouse building or cluster. 8. When the only driveway is from the street, each pair of units must share a common curb cut. 9. Conversion of existing structures to a townhouse project will be permitted provided all townhouse development standards as outlined in this section can be satisfied. Page 7 of 7 1. Please confirm the proposed 20-lot configuration meets density and dimensional requirements for the R6 zone. Zoning required minimum 3 units per acre, max 6 units per acre. Acreage must be confirmed by survey. Lots 10 & 11 and 40’ROW does not meet standard. 2. Please confirm the Buckhorn Estates latecomer agreements for sewer and water have expired. Latecomer expired February 9, 2020 3. Please discuss the attached Notice to Title. How does this affect the site? No Attachment 4. Please describe the process and applications required for land use approval. See above 5. Please confirm setback requirements. See above 6. Please describe landscape requirements and buffer requirements, if any. See above 7. Please describe any critical areas at or near the site. See above 8. Please describe what technical studies (geotechnical, traffic, etc.) will be required for preliminary plat review. Application, site plan, preliminary storm. 9. Please discuss all applications required for land division and land use approval. Administrative subdivision approval. Development Engineering 10. Please discuss stormwater requirements for the site. Are there any special requirements or basin plans for stormwater in this area? Meet current DOE SWMMWW 11. Will the City allow infiltration facilities under the proposed roadway? No, stormwater must be in a separate tract, owned and maintained by HOA. 12. Please discuss connection points for sewer and water. In Mt. View Road at proposed internal street entrance. 13. Please discuss the current status of the pilot water program and submittal to Department of Ecology. City working on submittal application. 14. Will any frontage improvements or right-of-way dedications be required? Yes, both. 15. Will any offsite improvements be required beyond the site? Based on conceptual plan, doubtful. 16. The project proposes a hammerhead turnaround. Does this meet the City’s requirements for fire turnaround? 17. We are proposing a 40-foot wide access to Lots 10 and 11. Is this acceptable? No, partial streets are not allowed. 18. Please describe what applications will be required and the approximate fees associated with the applications. Civil plan review $250 + $54 per hour. 19. What are your current review times? Currently we are moving quite quickly in responses.