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17021 103rdPre-Submission Notes November 18, 2020 Andrew Montero proposes to amend an existing site plan review approval for a 50-unit apartment development named Nisqually Landing to a Planned Residential Development. The parcel is located at 17021 103rd Avenue SE, identified by Thurston County Tax Parcel Number 64303100500. The parcel is approximately 5.62 acres and is zoned Moderate Density Residential (R-6). 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 R-6 zoning district, the project would be approved through the quasi-judicial review process The quasi-judicial review process allows notification of the application to surrounding property owners, and requires a public hearing before the Yelm 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. After the review process, City staff will begin to craft a recommendation to the Hearing Examiner. A typical recommendation 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 Hearing Examiner will then issue a decision. Concurrently with Site Plan Review, building and accessory building elevations must be submitted for review of the building for consistency with the Design Guidelines. The quasi-judicial review process typically takes between 12 to 16 weeks. The Hearing Examiner’s decision may be appealed to the City Council. Civil Plan Review Civil plans are required for the construction of driveways, parking areas, stormwater treatment and public infrastructure. Civil plans must be provided to show compliance with the most current Stormwater Management Manual for Western Washington. 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. Consistency with Development Standards Environmental Environmental review is required for multi-family projects proposing more than 32 units. This includes the SEPA checklist, preliminary stormwater report, and trip generation memo. The MDNS for the Nisqually Landing Apartments may be revised and supplemented to provide any new information. The Mazama Pocket Gopher reconnaissance for this site is now 2 years old. A Biologist must make the determination if this reconnaissance is still valid, or if it should be completed again. The site is encumbered by a High Ground Water Hazard Area. Section 18.21.080(G) provides performance standards for development within the hazard area. These standards include the determination of the flood elevation, that no development may locate within 50 feet, measured on a horizontal plane, or extending to a ground elevation of two feet above the base flood elevation, whichever is less, and that the bottom of any filtration facility for stormwater discharge shall be at least 6 feet above the base flood elevation. The preliminary stormwater report for the original approval meets this regulation by locating development more than 50 feet from the flood hazard area, and using pervious pavement for stormwater treatment. If different stormwater treatment is proposed, it would be reviewed for compliance of Section 18.21.080 (G). All of Yelm is considered a critical aquifer recharge area. Protection measures for development within a critical aquifer recharge area are met through treating and disposing of stormwater through an approved stormwater system. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 2.10.100. LU 11: Ingress/egress to the site shall be located no less than 250 feet from the southern property line. If the buildings will be over 30 feet in height, 26-foot drive lanes will be required within the development to accommodate fire apparatus. Frontage improvements for SR 510 Yelm Loop are funded and scheduled to be completed by WSDOT. This improvement will also encumber a portion of the frontage of 103rd Avenue. A deferral for the remainder of the 103rd avenue improvements can be supported. LU 17: An agreement for deferral of frontage improvement requirements for 103rd Avenue shall be implemented and recorded. Traffic Facilities Charges are based on the Institute of Traffic Engineers Trip Generation guide (ITE). The ITE lists multifamily housing as creating 0.44 new pm peak hour trips per unit. Credit for the existing single family residence should be given. Parking The requirements for off-street parking and their design shall be regarded as the minimum; however, the owner, developer, or operator of the premises for which the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space is in excess of the minimum set forth. Section 18.54.030 YMC provides the following formula for minimum parking for multi-family developments: Multifamily over four units: One space for studio apartments One and one-half spaces per 1 – 2 bedroom dwelling unit Two spaces per 3+ bedroom dwelling units plus one guest space for every 10 units. Multifamily constructed along major transit routes: One space for studio and 1 bedroom apartments One and one-half spaces per 2+ bedroom dwelling units. LU 13: Approved pedestrian pathways shall be provided from all parking areas to the buildings. An updated pedestrian circulation plan shall be submitted. LU15: Parking lot illumination levels shall not exceed 0.1 foot candle at five feet past the edge of the property line(s). Fixtures shall be mounted to a maximum of 20 feet above grade. Standard parking stalls are 9’ x 20’. S ite Design The Unified Development Code includes standards for parking lot design and landscaping, requires adequately sized service areas for multi-family residential, pedestrian access between buildings, corner enhancements, and mailbox clusters on site. Additionally, multi-family developments are required to provide a minimum of 10% of gross area for open spaces that provide active recreation for the residents. Building setbacks are 35 feet from SR 510 Yelm Loop (Walmart Boulevard), 5 feet from side, and 25 from the rear. The maximum building height is 35 feet. 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, 15 percent, rounded to the nearest whole number. 2. In the moderate density district, 20 percent, rounded to the nearest whole number. 3. In the high density district, 25 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. The proposal shows a pool, hot tub, club house and dog park with wash station, as well as protecting and preserving the HGWH area. ? Will the dog park be available for public, or only members within the development? LU 8: Perimeter landscaping is required around the west, south and east property lines, ending at the edge of the High Ground Water Flood Hazard boundary, internal landscaping around the proposed club house and outdoor recreation areas, covered parking areas, and parking lot landscaping in all parking areas. Any above ground stormwater facilities shall be landscaped to match onsite landscape. LU 9: The applicant shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners’ association becomes responsible for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years. Perimeter site landscaping consists of a standard eight-foot planter strip with a combination of deciduous and evergreen trees, and shrubs. Parking lot landscape includes planter islands and equal at least 24 square feet for each parking stall proposed. Chain link fencing is not allowed when visible from a public right-of-way. Alternate fencing or dense landscape barrier is required where chain link fencing is installed. For the dog park, if chain link is proposed, it should be black or green vinyl coated. Service areas and outdoor storage shall be located away from neighboring properties and located behind the building. No refuse container shall be permitted between a street and the front of a building. The refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be screened with an enclosure of a material and design compatible with the overall architectural theme and landscaped consistent with the required perimeter landscaping. LU 14: Civil plans shall clearly show location of trash enclosure with required landscaping, and location approved by local service provider. Outdoor storage shall be maintained in an orderly manner consistent with good housekeeping practices and shall be effectively fenced and screened from all residential areas and public rights of way. LU 16: Mailboxes shall be cluster box units (CBU) and located on site. Recreational open space in the amount of at least 10% of the site is required. LU 12: To meet open space requirements, and to protect the high ground water flood hazard area, signage should be placed in visible areas depicting the area as environmental significance. Potable Water The property is located in the City of Yelm’s water service area, and is not currently connected to City water service. There is a 10 inch water main located at the southern edge of the property. This line is required to be extended along the frontage of this property, including SR 510 and 103rd Avenue. Connection to City water service is required. Water connections are based on a consumption rate of 875 cubic feet a month. Yelm Municipal Code at Section 13.04.120 (C) states that multi-family units greater than 4 units use 675 cubic feet per month, or .75 ERU. Any on site wells will need to be abandoned and any water rights associated 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 (reduced pressure backflow assembly) installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. The backflow device is required to be installed after the meter and tested by a certified backflow tester. LU 3: The water main located in SR 510 shall be extended along all property frontages, including 103rd Avenue. Fire protection to the buildings must be provided per the International Fire Code. The specific requirements for installation of additional fire hydrants will be determined during civil plan review. The International building code (IBC) provides occupancy ratings for different types of uses. The fire coverage system for the proposed use must meet IBC requirements. Identified in the 2002 City of Yelm Water Comprehensive Plan is a requirement to install fire hydrant locks as part of the City’s water conservation and accountability program. LU 7The civil engineering plans shall include a fire hydrant plan consistent with the Yelm Development Regulations which includes the proposed location of all hydrants and service lines and fire flow calculations for all existing and proposed hydrants. The applicant shall be responsible for the fee for hydrant locks on all fire hydrants required and installed as part of development. The applicant shall coordinate with the Yelm Public Works Department to purchase required hydrant locks. Waste Water The property is located in the City of Yelm’s STEP sewer system service area, and is not connected to the City of Yelm’s STEP sewer system. There is a 6-inch sewer main located at the southern edge of the property. This line is required to be extended along the frontage of this property to the ingress to the site. Properties fronting on 103rd will be served by a future main extending east from the intersection of Grove Road & 103rd Avenue. There is no need to extend the sewer line to the northern end of the property. A deferral for the future sewer main along the 103rd Avenue can be supported. Any on-site septic systems will need to be abandoned prior to site plan review approval. F ood preparation requires a grease interceptor to be installed. There are options for grease interceptor size and location, based on the size of the use. The grease interceptor must be designed by a licensed engineer and reviewed by the City. If additional water connections are required, additional sewer connections will also be required. LU 5: The sewer main located in SR 510 shall be extended to the location of the ingress to the site. An agreement for deferral of sewer main improvement requirements for 103rd Avenue shall be implemented and recorded. Storm Water Stormwater 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 for the City to review as part of the civil plan review process. The City has adopted the most recent version (2019) of the Washington State Department of Ecology Storm Water Manual. (SWMMWW). Civil plans must show the existing system to meet these standards, or be upgraded. LU 10: The civil engineering plans shall include plans for the collection, treatment, and infiltration of stormwater in accordance with the most current version of the Stormwater Management Manual for Western Washington. The final stormwater plan shall include an operation and maintenance plan and an agreement to maintain stormwater facilities. Building The building use will be reviewed for life/ safety, seismic design, accessibility and energy code requirements for its particular use. The site must provide Fire Department vehicle access. Access lane widths are determined by building size and height. This includes driveway radius at Walmart Blvd and internally. Fees & Charges Land Use Review Administrative Site Plan Review $750 Planned Residential Development Overlay $375 Civil Plan Review Civil Plan Application Civil Plan Application $250 City Staff Review $54 per Hour Consultant Review Actual Cost Building Permit Review Building Permit Based on Valuation Sewer SDC (per Unit) $4,796 ($6,394*.75) Water SDC (per Unit) $5,044 ($6,725*.75) School Impact Fee (per Unit) $1,900 Fire Impact Fee (per new square foot) 0.36 Traffic Facilities Charge (per new pm peak hr trip) $1,497 Pursuant to the most current ITE Trip Generation Manual, Mid-rise apartments create 0.44 new pm peak hour trips per unit, or = $658.68 per unit Credit is given for the existing residence of 1.01 trips.  These notes are based solely on the site plan and description submitted November, 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 proposal.