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16307 Middle Road Notes (2) The City of Yelm is an equal opportunity employer and provider PRE-SUBMISSION NOTES JANUARY 20, 2021 Pride Construction proposes to construct a residential subdivision at 16307 Middle Road, identified by Thurston County Tax Parcel Number 643036901000. The parcel is approximately 1.51 acres and is zoned Moderate Density Residential (R-6). 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. The City submitted its water rights application to Ecology on September, 21, 2020. It is anticipated that the City will receive a Record of Examination in the near future. With the application pending, the City is able to find concurrency for preliminary subdivisions. 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 Residential development is allowed at a density of a minimum of 3 units and maximum of 6 units per acre. A subdivision of up to 9 lots is considered a short subdivision. A subdivision of 9 – 25 lots is considered an administrative subdivision. Page 2 of 7 Density is calculated by gross area, that includes right of way. Adding right of way to the parcel appears to bring the parcel up to approximately 1.68 acre, which requires a minimum of 5 dwelling units & max 10. Density bonus is described at the end of the document. The short subdivision process allows notification of the application to surrounding property owners, but does not trigger a public hearing. An administrative subdivision must provide a longer public notice period with the availability of the public to request a public hearing. If no hearing is requested, the subdivision is approved administratively. 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 an 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. The administrative review process typically takes between 8 to 16 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. 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 Projects creating less than 24 single-family, or 32 multi-family units are exempt from SEPA review, however 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 reconnaissance is required to determine evidence of pocket gopher activity. 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 Page 3 of 7 required if pocket gophers are found on the property. This permit would be issued through the US Fish and Wildlife Service (360.753.5823). 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 The subdivision of land requires that all lots are served by a street constructed to City Standards. The subdivision would be required to construct an internal street 56 feet in width to include two 11-foot travel lanes, 7.5-foot parking lane on both sides, 6-foot planter strips, and a 5-foot sidewalk on one side. Public street spacing from the intersection of Railway and Middle Road must be 200 feet from centerline of intersection. Driveways are 150 feet from centerline of intersection. The 20-foot driveway entrance on Ramsey drive may not be considered access to this development. Based on development, it may be considered as emergency access. Frontage improvements are required for all new development within the city. The property fronts Railway and Middle Road, both of which are classified as Neighborhood Collector streets. Half street improvements include a 16-foot drive lane, a 7-foot planter strip and 5- foot sidewalk. Right-of-way dedication is required. The planned residential development (PRD) zoning overlay described at the end of this document does allow for variation of specific design standards of a residential subdivision. The PRD however requires either creating amenities superior to those generally found in conventional develops, or for residential development, the inclusion of a variety of housing types such as duplexes or townhomes. 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. Single family and multi-family up to 4 units require two off street parking spaces per unit. POTABLE WATER There is a 10-inch main located in Railway and Middle Road. Connection to City water service is required to serve the development. Water mains are required to be extended along all property frontages and internal streets. Fire hydrants, with hydrant locks are required based on the International 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. Page 4 of 7 WASTE WATER There is a 6-inch main located in Railway and Middle Road. Connection to City sewer service is required to serve the development. Sewer mains are required to be extended along all property frontages and internal streets. 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. In some cases, duplex or other multi-family units may share a STEP tank. 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. 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 may be considered. Streets are landscaped with planter strips and street trees. Parking landscaping includes a minimum of 24 square feet of landscape area for each parking stall proposed, each planting area must contain at least one tree. Above ground stormwater facilities require a perimeter landscape. Mailboxes for the site shall be cluster box units (CBU) and placed on site. OPEN SPACE Single family developments require 5% of the gross area in common open space. Multi- family requires 10%. Open space shall be dedicated to the homeowner’s 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. Page 5 of 7 FEES & CHARGES LAND USE REVIEW Short or Administrative Subdivision $750 Preliminary Subdivision/PRD $2,000 CIVIL PLAN REVIEW Civil Plan Submission $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 $6,725 Water and sewer: Table 1 Type of Unit No. ERUs/unit Base Flow Single-family residence 1.00 875cf Duplex dwelling unit 1.00 875cf Triplex dwelling unit 0.90 788cf Fourplex dwelling unit 0.80 700cf Residential structures > four units 0.75 657cf Transportation Facility Charge Single family residence creates 1.01 trip $1,511 Multi-family units create .60 trip per unit $$898 Fire Impact Fee (per square foot) 0.36 School Impact Fee SFR $4,500 School Impact Fee MF 2 or more units $1,900 **Fees subject to change These notes are based solely on the site plan and description submitted January, 2021. 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 6 of 7 PRD allows for density bonus, with specific requirements to qualify. The PRD requires public hearing and application fee is $2,000 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. Page 7 of 7 Townhouse development allows for density bonus, does not allow for variance from subdivision regs. Requires public hearing and application fee is $2,000 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. 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.