03 03 2021 SPR Agenda (2)
The City of Yelm is an equal opportunity employer and provider
THE CITY OF YELM COMMUNITY DEVELOPMENT DEPARTMENT WILL CONSIDER THE FOLLOWING CASES VIA
ZOOM VIDEO CONFERENCING
MARCH 3, 2021
TIME PRESUBMISSION
Applicant Attendance
Required
SITE PLAN REVIEW
Internal Staff
Review Only*
OTHER DESCRIPTION
2:00 p.m.
3:00 p.m.
AHBL:Subdivide three parcels into 47
residential lots 10447 Mill Road
21725111200, 21725111100 &
22730220600
Civil Engineers
Structural Engineers
Landscape Architects
Community Planners
Land Surveyors
Neighbors
TACOMA
2215 North 30th Street
Suite 300
Tacoma, WA 98403-3350
253.383.2422 TEL
www.ahbl.com
February 22, 2021
City of Yelm Community Development
106 2nd Street SE
Yelm, WA 98597
Project: Mill Road Residential Plats, AHBL No. 2210152.10
Subject: Request for Pre-Application Meeting
Dear City of Yelm Staff:
Please find enclosed our application for a Pre-Application Meeting for a new residential
development on parcels 21725111100, 21725111200 (6.81 acres combined) and
22730220600 (5.04 acres), in Yelm. The parcels are zoned R-4. The following is attached for
your review:
• Pre-Application Meeting Cover Letter
• Conceptual Site Plans – Options 1 and 2
QUESTIONS FOR STAFF
Planning
1. Please confirm that the conceptual plat layouts meet the density and dimensional
requirements for the R4 zone.
2. Please confirm Division 1 and 2’s combined open space square footage meets the open
space requirements.
3. Please discuss any latecomer agreements or ULIDs affecting the site.
4. Please describe the process and applications required for land use approval.
5. Please describe landscape requirements and open space requirements. Are there tree
retention requirements?
6. Please describe any critical areas at or near the site.
7. Please describe what technical studies (geotechnical, traffic, etc.) will be required.
8. Attached is the reconnaissance report prepared by Land Services Northwest, which
found no indicators for the Mazama Pocket Gopher onsite. Does this report meet your
requirements for preliminary plat and site development permits?
9. Please discuss all applications required for land use approval.
City of Yelm Community Development
February 22, 2021
2210152.10
Page 2 of 2
Development Engineering
10. Please discuss stormwater requirements for the site. Are there any special
requirements or basin plans for stormwater in this area?
11. Will the City allow infiltration facilities under the proposed roadways?
12. Please discuss connection points for sewer and water and provide asbuilts.
13. Please discuss the current status of the pilot water program with Department of Ecology.
14. Will any frontage improvements or right-of-way dedications be required?
15. Will any offsite improvements be required beyond the site?
16. Are the roadway alignments acceptable?
17. Attached is a second site plan (Option 2) that proposes only one access to Division 1.
This option eliminates the Mill Road access, which would be superior by minimizing
accesses to Mill Road and driver confusion due to intersection spacing. Would the city
support a deviation to allow 27 lots on one access as shown on Option 2?
18. Please describe what applications will be required and the approximate fees associated
with the applications.
19. What are your current review times?
Thank you for your thorough review of the information we have provided. We look forward
to meeting with you to discuss the project. If you have any questions, please call me at
(253) 383-2422.
Sincerely,
Sheri Greene
Assistant Project Manager
SG/lsk
Enclosures
Q:\2021\2210152\10_CIV\NON_CAD\SUBMITTALS\20210222_Ltr (PreApp Req) 2210152.10.docx
_______________________________
104TH AVE SE
MILL RD SE104TH PLACE SE
9076
S.F.
18
14124
S.F.
20
9957
S.F.
19
7219
S.F.
13
8085
S.F.
17 7669
S.F.
16
7513
S.F.
15
7366
S.F.
14 5906
S.F.
11
6997
S.F.
12 9006
S.F.
10
7016
S.F.
3 13577
S.F.
8
33187
S.F.
ROW
7194
S.F.
4
6490
S.F.
1
6837
S.F.
2
15400
S.F.
TRACT A
OPEN SPACE / STORM
6559
S.F.
67360
S.F.
5
S88° 46' 32"E
353.00'
N88° 46' 32"W
188.00'
S87° 51' 12"W
260.75'
L =8 9 .3 2 '
R =2 0 0 .0 0 '
Δ =2 5 °3 5 '15 "
L =10 1 .0 9 'R=20 0 .0 0 '
Δ =2 8 °5 7 '3 2 "
N88° 46' 32"W
61.79'
54.0' ROW
R50.0'
10314
S.F.
1
32257
S.F.
TRACT A
OPEN SPACE / STORM
7150
S.F.
2
7150
S.F.
3
7150
S.F.
4
7150
S.F.
5
9512
S.F.
8
6930
S.F.
11
6930
S.F.
12
7064
S.F.
22
6414
S.F.
23
6000
S.F.
24
6000
S.F.
25
6100
S.F.
26
7914
S.F.
27
N88° 46' 32"W
156.01'N1° 13' 28"E264.00'N1° 13' 28"E127.00'54.0'
ROW (TYP.)
6930
S.F.
13
8834
S.F.
6 6562
S.F.
21
5645
S.F.
156906
S.F.
14
9584
S.F.
18
8921
S.F.
19
5438
S.F.
20
9904
S.F.
17
8602
S.F.
16
7517
S.F.
TRACT B
OPEN SPACE
67157
S.F.
ROW
6031
S.F.
10
6541
S.F.
9
6286
S.F.
7 31.42 '
286.00'31.4
2'60.00'3 1 .42'286.00'31.4
2'60.00'94.00'94.00'31.4
2'60.00'61.00'60.00'60.00'45.00'31.42 '80.00'90.00'31.
42'
45.00'44.13'
16.6 9 '1.54'
6 5 .2 2 '
2
5.5
2
'27.99'28.15'2 5 .36'66.77'
1.36'15 .33
'
49.13'63.00'63.00'63.00'2.14'16.6 9'
50 .7 7 '3
9.77'20.57'57.23'2 9 .4 8 '42.72'
1
6.69'
57.14'
3 1 .42'44.00'55.00'55.00'55.00'55.00'60.00'31.42'80.00'110.00'
130.00'55.00'130.00'55.00'130.00'
130.00'55.00'130.00'10.00'45.00'41.01'122.37'60.00'150.00'
103.56'69.00'109.00'33.13'102.95'77.00'87.81'65.00'110.00'63.00'110.00'63.00'110.00'63.00'110.00'63.00'104.40'63.00'93.14'62.00'
1
6
5
.
0
1
'
141.00'
115.00'137.00'161.
74'132.00'93.14'61.00'80.00'5.00'102.30'60.00'110.00'60.00'65.00'100.00'100.00'100.00'100.00'80.00'190.00'53.00'31.42 '
41.79'
114 .7 3 '
2 0 .3 1 '110.15'55.00'
5 6 .6 7 '122.70'125.94'55.00'
0.29'
54.81'55.10'129.18'55.00'
55.10'132.42'55.00'
43.88'
11.67'132.34'55.00'
5.02'
55.08'117.63'55.00'
3 1 .1 3 '51.
9
0
'114.67'72.00'31.13'110.00'165.00'72.00'114.67'72.00'165.00'31.13'51.90'117.63'72.00'
31.13
'128.34'50.00'
5 3 .6 7'142.90'50.00'
7.29'
16 .6 9 '30.68'145.85'50.00'
50.09'50.09'148.79'50.00'
50.09'151.74'50.00'
27.94'
2 2.2 5'155.77'50.00'
5 2 .0 1'169.69'50.00'192.91'50.00'
2 7 .1 1 '2 8 .0 7 '202.80'50.00'
51.16 '8.22'
41.79'31.
4
2'183.00'70.00'94.00'9006
S.F.
7
13577
S.F.
9
R50.0'
R50.0'
2215 North 30th Street,
Suite 300,
Tacoma, WA 98403
253.383.2422 TEL
253.383.2572 FAX
JOB NO.
DATE:
ALPINE ESTATES
PROPOSED SITE PLAN
EX-1
2210152.BP
2/22/2021
N
GRAPHIC SCALE
0 50 100
1" = 50 FEET
25
LOT SETBACKS - SINGLE FAMILY
ALPINE ESTATES DIVSIONS 1 AND 2
FRONT YARD
15 FT FROM A LOCAL ACCESS STREET
25 FT FROM A COLLECTOR STREET
35 FT FROM AN ARTERIAL STREET
20 FT DRIVEWAY APPROACH
SIDE YARD 5 FT
15 FT (FLANKING STREET)
REAR YARD 25 FT
STATISTICAL BREAKDOWN
ALPINE ESTATES - DIVISION 1
ITEM DESCRIPTION OR AREA
SQUARE FEET
DESCRIPTION OR AREA
ACRES
SITE AREA 296,644 SF 6.81 AC
PROPOSED ONSITE ROAD ROW 67,157 SF 1.54 AC
NET DEVELOPMENT AREA
(GROSS LESS ROW)229,487 SF 5.27 AC
EXISTING & PROPOSED ZONING R4
MAXIMUM DENSITY PER ZONING
(4DU/GROSS AC)27
TOTAL LOTS PROPOSED (SF)27
LARGEST LOT AREA (LOT 1)10,314 SF 0.23 AC
SMALLEST LOT AREA (LOT 20)5,438 SF 0.12 AC
AVERAGE LOT AREA 7,331 SF 0.16 AC
*OPEN SPACE/STORM TRACT MIN.
10% OF GROSS AREA REQUIRED 39,774 SF (13.4%)0.91 AC
DIVISION 1
21725111100 & 21725111200
DIVISION 2
22730220600
STATISTICAL BREAKDOWN
ALPINE ESTATES - DIVISION 2
ITEM DESCRIPTION OR AREA
SQUARE FEET
DESCRIPTION OR AREA
ACRES
SITE AREA 219,120 SF 5.03 AC
PROPOSED ONSITE ROAD ROW 33,187 SF 0.76 AC
NET DEVELOPMENT AREA
(GROSS LESS ROW)185,933 SF 4.26 AC
EXISTING & PROPOSED ZONING R4
MAXIMUM DENSITY PER ZONING
(4DU/GROSS AC)20
TOTAL LOTS PROPOSED (SF)20
LARGEST LOT AREA (LOT 20)14,124 SF 0.32 AC
SMALLEST LOT AREA (LOT 11)5,906 SF 0.13 AC
AVERAGE LOT AREA 8,526 SF 0.19 AC
*OPEN SPACE/STORM TRACT MIN.
10% OF GROSS AREA REQUIRED 15,400 SF (7%)0.35 AC
*TOTAL OPEN SPACE DIVISION 1 AND 2: 55,174 SF (10.70%)
Q:\2021\2210152\10_CIV\CAD\EXHIBITS\20210223 Mill Road Plat.dwg, 2/23/2021 3:35:32 PM, DWG To PDF.pc3
104TH AVE SE
MILL RD SE104TH PLACE SE
9076
S.F.
18
14124
S.F.
20
9957
S.F.
19
7219
S.F.
13
8085
S.F.
17 7669
S.F.
16
7513
S.F.
15
7366
S.F.
14 5906
S.F.
11
6997
S.F.
12 9006
S.F.
10
7016
S.F.
3 13577
S.F.
8
33187
S.F.
ROW
7194
S.F.
4
6490
S.F.
1
6837
S.F.
2
15400
S.F.
TRACT A
OPEN SPACE / STORM
6559
S.F.
67360
S.F.
5
N88° 46' 32"W
188.00'
S87° 51' 12"W
260.75'
L =8 9 .3 2 '
R =2 0 0 .0 0 '
Δ =2 5 °3 5 '15 "
L =10 1 .0 9 'R=20 0 .0 0 '
Δ =2 8 °5 7 '3 2 "
N88° 46' 32"W
61.79'
54.0' ROW
R50.0'
10314
S.F.
1
7150
S.F.
2
7150
S.F.
3
7150
S.F.
4
7150
S.F.
5
9512
S.F.
9
6930
S.F.
12
6930
S.F.
13
6562
S.F.
22
N88° 46' 32"W
156.01'N1° 13' 28"E264.00'N1° 13' 28"E127.00'6930
S.F.
14
8834
S.F.
7
5645
S.F.
166906
S.F.
15
9891
S.F.
19
8615
S.F.
20
9904
S.F.
18
8602
S.F.
17
7517
S.F.
6
6031
S.F.
11
6541
S.F.
10
6286
S.F.
8 31.42 '94.00'90.00'31.
42'
45.00'44.13'
16.6 9 '1.54'
2 5 .36'66.77'
1.36'15 .33
'
49.13'63.00'63.00'63.00'2.14'16.6 9'
50 .7 7 '3
9.77'20.57'57.23'2 9 .4 8 '42.72'
1
6.69'
57.14'
3 1 .42'44.00'55.00'55.00'55.00'55.00'60.00'31.42'80.00'110.00'
130.00'55.00'130.00'55.00'130.00'
130.00'55.00'130.00'10.00'45.00'41.01'122.37'60.00'150.00'
103.56'69.00'109.00'33.13'102.95'77.00'87.81'65.00'110.00'63.00'110.00'63.00'110.00'63.00'110.00'63.00'104.40'63.00'93.14'62.00'
1
6
5
.
0
1
'
141.00'
60.00'65.00'110.00'190.00'53.00'31.42 '
41.79'
114 .7 3 '
2 0 .3 1 '110.15'55.00'
5 6 .6 7 '122.70'125.94'55.00'
0.29'
54.81'55.10'129.18'55.00'
55.10'132.42'55.00'
43.88'
11.67'132.34'55.00'
5.02'
55.08'117.63'55.00'
3 1 .1 3 '51.
9
0
'114.67'72.00'31.13'110.00'165.00'72.00'114.67'72.00'165.00'31.13'51.90'117.63'72.00'
31.13
'128.34'50.00'
5 3 .6 7'142.90'50.00'
7.29'
16 .6 9 '30.68'145.85'50.00'
50.09'50.09'148.79'50.00'
50.09'151.74'50.00'
27.94'
2 2.2 5'155.77'50.00'
5 2 .0 1'169.69'50.00'192.91'50.00'
2 7 .1 1 '2 8 .0 7 '202.80'50.00'
51.16 '8.22'
41.79'31.
4
2'183.00'70.00'94.00'9006
S.F.
7
13577
S.F.
9
R50.0'
R50.0'
7064
S.F.
23
49209
S.F.
ROW
6875
S.F.
24
6875
S.F.
25
9164
S.F.
27
6875
S.F.
26
52843
S.F.
TRACT A
OPEN SPACE / STORM
5438
S.F.
21
125.00'54.00'105.00'74.00'125.00'55.00'55.00'234.00'141.00'60.00'55.00'55.00'125.00'15.00'181.00'31.4
2'
125.00'55.00'55.00'93.14'165.
04'
25
.5
2
'
6 5 .2 2'102.30'137.00'115.00'27.99'137.00'28.15'PEDESTRIAN PATH TO OPEN SPACE
2215 North 30th Street,
Suite 300,
Tacoma, WA 98403
253.383.2422 TEL
253.383.2572 FAX
JOB NO.
DATE:
ALPINE ESTATES
PROPOSED SITE PLAN
OPTION 2 EX-2
2210152.BP
2/22/2021
N
GRAPHIC SCALE
0 50 100
1" = 50 FEET
25
LOT SETBACKS - SINGLE FAMILY
ALPINE ESTATES DIVSIONS 1 AND 2
FRONT YARD
15 FT FROM A LOCAL ACCESS STREET
25 FT FROM A COLLECTOR STREET
35 FT FROM AN ARTERIAL STREET
20 FT DRIVEWAY APPROACH
SIDE YARD 5 FT
15 FT (FLANKING STREET)
REAR YARD 25 FT
STATISTICAL BREAKDOWN
ALPINE ESTATES - DIVISION 1
ITEM DESCRIPTION OR AREA
SQUARE FEET
DESCRIPTION OR AREA
ACRES
SITE AREA 296,644 SF 6.81 AC
PROPOSED ONSITE ROAD ROW 49,209 SF 1.12 AC
NET DEVELOPMENT AREA
(GROSS LESS ROW)247,435 SF 5.68 AC
EXISTING & PROPOSED ZONING R4
MAXIMUM DENSITY PER ZONING
(4DU/GROSS AC)27
TOTAL LOTS PROPOSED (SF)27
LARGEST LOT AREA (LOT 1)10,314 SF 0.23 AC
SMALLEST LOT AREA (LOT 20)5,438 SF 0.12 AC
AVERAGE LOT AREA 7,331 SF 0.16 AC
*OPEN SPACE/STORM TRACT MIN.
10% OF GROSS AREA REQUIRED 52,843 SF (17.8%)1.21 AC
DIVISION 1
21725111100 & 21725111200
DIVISION 2
22730220600
STATISTICAL BREAKDOWN
ALPINE ESTATES - DIVISION 2
ITEM DESCRIPTION OR AREA
SQUARE FEET
DESCRIPTION OR AREA
ACRES
SITE AREA 219,120 SF 5.03 AC
PROPOSED ONSITE ROAD ROW 33,187 SF 0.76 AC
NET DEVELOPMENT AREA
(GROSS LESS ROW)185,933 SF 4.26 AC
EXISTING & PROPOSED ZONING R4
MAXIMUM DENSITY PER ZONING
(4DU/GROSS AC)20
TOTAL LOTS PROPOSED (SF)20
LARGEST LOT AREA (LOT 20)14,124 SF 0.32 AC
SMALLEST LOT AREA (LOT 11)5,906 SF 0.13 AC
AVERAGE LOT AREA 8,526 SF 0.19 AC
*OPEN SPACE/STORM TRACT MIN.
10% OF GROSS AREA REQUIRED 15,400 SF (7%)0.35 AC
*TOTAL OPEN SPACE DIVISION 1 AND 2: 68,243 SF (13.23%)
Q:\2021\2210152\10_CIV\CAD\EXHIBITS\20210223 Mill Road Plat Option 2.dwg, 2/24/2021 8:17:26 AM, DWG To PDF.pc3