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16404 Middle RdPre-Submission Notes November 25, 2020 ABN Contractors proposes to construct a duplex on an existing parcel located at 16404 Middle Road, identified by Thurston County Tax Parcel Number 64303500503. The parcel is approximately 0.27 acres and is zoned Medium Density Residential (R-6). The purpose of this meeting is to determine where to best locate the duplex, while planning for future development on adjoining parcels, and a possible boundary line adjustment. The parcels affected include16404 Middle Road, Parcel # 64303500503 (lot 1), 16418 Middle Road, Parcel # 64303500501 (Lot 2), & 16345 Railway, Parcel # 64303500505. The later parcel, 64303500505, is not within the City limits, but is in the Urban Growth Area. The applicant intends to annex this parcel into the City when annexation becomes available. Without having a date certain for annexation, we can only speculate what improvements would be required for development. If the street standard for the future street connection is the same standard for local access as it is today, a minimum of 56-feet of right-of-way would be needed. The orientation of the existing home at 16418 Middle Road is such that it would front, and have access from the new public street. Current building setbacks for this home would be 15 feet from the front, with a minimum 20-foot driveway approach, 5-foot side yards, and 25-foot rear yard. It appears that these setbacks can be met. For development on parcel 1, prior to the new road construction, you are required to use the existing recorded access easement. At the time of future development, you would provide access from the new street, and need to orient the building in such a way that the new street does not create a parcel that does not meet setback standards. This would require a 15-foot front yard setback, with a minimum 20-foot driveway approach, 5-foot side yards, and 25-foot rear yard. The setback from Middle Road is 25-feet. A possibility would be to orient the building as if the public street was constructed. This would mean either the west or south property line be considered the rear yard. Due to the size and configuration of the parcel, the limitation appears to be the size of the building, and if there is adequate room to construct a duplex. The short subdivision map shows the drain field for the home on lot 2 located on this parcel. It is probable that development will require the home on lot 2 to abandon the septic system and connect to City utilities. For a single family home or duplex, a building permit is required. If you choose to do a boundary line adjustment, the following would apply. 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 A boundary line adjustment is considered a ministerial site plan review. This process is an administrative approval designed to ensure compliance with development regulations. The ministerial site plan review process does not require notification of the application to surrounding property owners, or trigger a public hearing. A boundary line adjustment shall be approved if the resulting lots conform to all applicable development and design standards of the Unified Development Code and when there will be no adverse impact to access or easements. A site plan review approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval. The ministerial site plan review process typically takes between 6 to 8 weeks. The decision may be appealed to the City's Hearing Examiner. 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 Middle Road. Connection to City water service is required. Any on site wells will need to be abandoned and any water rights associated dedicated to the City. 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 Middle Road. Connection to City sewer service is required. Any on-site septic systems will need to be abandoned prior to site plan review approval. Fees & Charges Land Use Review Boundary Line Adjustment $250 Civil Plan Review Civil Plan Application $250 City Staff Review $54 per Hour Consultant Review Actual Cost Building Permit Review Building Permit Based on Valuation Plan Review Fee 65% Residential Deposit $1,500 Sewer SDC $6,394 Water SDC $6,725 Fire Impact Fee (per new square foot) 0.36 School Impact Fee; Single Family $4,500 School Impact Fee; Multi-Family $1,900 Traffic Facilities Charge (per new pm peak hr trip) $1,497  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.