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15035 Berry Valley (2) The City of Yelm is an equal opportunity employer and provider PRE-SUBMISSION NOTES NOVEMBER 18, 2020 AHBL representing Mitchell Development II, LLC proposes to construct an 80-unit apartment complex located at 15035 Berry Valley Road, identified by Thurston County Tax Parcel Number 21724420200. The parcel is approximately 4.99 acres and is zoned High Density Residential (R-16). 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-16 zoning district, the project would be approved through the administrative site plan review process. An environmental checklist and traffic impact analysis will be needed due to the number of new vehicle trips. The administrative site plan review 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, City staff will issue a threshold determination that the project will have no significant impact to the environment and begin to craft 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. 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 administrative site plan review process typically takes between 8 to 12 weeks. The decision may be appealed to the City's Hearing Examiner. 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. Page 2 of 5 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. 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. 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). The applicant has indicated that a preliminary reconnaissance found no indicators for the Mazama Pocket Gopher on this site. This letter, if completed in a reasonable timeframe prior to application, will be considered as part of the environmental review. 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. As the buildings will be over 30 feet in height, 26-foot drive lanes will be required within the development to support aerial fire apparatus. The adjoining property to the east, as part of their development approval is required to build a local access residential street that will extend along the entire east property line of this parcel. Access to the site from this street will be required, and is essential to provide safe ingress and egress to the site. Subject to the trip generation report generated for this development, it is anticipated that the proposed access on Berry Valley Road will be changed. Frontage improvements are required for all new development within the city. The property frontages of Tahoma Boulevard and Berry Valley Road were completed as part of the Killion Road LID. This property was subject to an assessment which has been paid in full, and is eligible for credit of the transportation facilities charge by Resolution Number 496. Page 3 of 5 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. Standard parking stalls are 9’x 20’. SITE 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 Tahoma Boulevard, 20 foot for flanking yard, 10 feet from side, and 25 from the rear. The maximum building height is forty-five (45) feet, or three stories, whichever is lesser. Accessory building height is 35 feet. 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. Any above ground stormwater facilities shall incorporate onsite landscaping. 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. 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. Page 4 of 5 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. Mailboxes shall be cluster box units and located on site. Recreational open space in the amount of at least 10% of the site is required. 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 in Tahoma Boulevard with a 8-inch stub to the site. 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. 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 an existing 8-inch sewer main located in Tahoma Boulevard with a 3-inch stub to the site. Connection to City sewer service is required. Sewer connections are based on the water consumption at the rate explained above. Any on-site septic systems will need to be abandoned prior to site plan review approval. Food 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. 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. Page 5 of 5 BUILDING The building use will be reviewed for life/ safety, seismic design, accessibility and energy code requirements for its particular use. The Unified Development code provides several ways to meet building design standards such as attractive street edges and pedestrian amenities. Buildings at street corners should provide architectural elements and corner locations to include a decorative screen wall. Service areas and biofiltration swales are to be located to the rear of the property unless incorporated as a water feature. All buildings and activities should provide pedestrian connections that are ADA compliant. The site must provide Fire Department vehicle access. Any dead end fire apparatus access road over 150’ in length will require a vehicle turnaround. Access lane widths are determined by building size and height. This includes driveway radius at Berry Valley Road and internally. FEES & CHARGES LAND USE REVIEW Administrative Site Plan Review $750 SEPA Checklist $150 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) 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. Resolution #496 provides a credit of $564 per new pm peak hour trip. These notes are based solely on the site plan and description submitted October, 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.