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10447 Mill Road (2) The City of Yelm is an equal opportunity employer and provider PRE-SUBMISSION NOTES MARCH 3, 2021 Sheri Green of AHBL proposes a preliminary Subdivision development on three parcels equaling approximately 11.85-acres. Two parcels equaling 6.81 acres are located at the southwest corner of 104th Ave. SE and Mill Road, and the third parcel is located across Mill Road and equals 5.04 acres. Tax Parcel numbers 21725111100, 21725111200, & 22730220600. 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. DENSITY The property is zoned Low-density Residential which allows residential uses at a density of up to 4 units per acre. Gross area includes all land within the boundary of development, including open space, critical areas, buffers, streets, and public right-of-way. A survey is required to determine actual acreage for development purposes. Based on 6.81 acres, the parcels located on the southwest corner of Mill and 104th allow up to 28 dwelling units, and the Mill Road parcel of 5.04 acres, up to 21 dwelling units would be allowed. 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 There are two options for subdividing these parcels. For a preliminary subdivision of up to 24 units, an Administrative Subdivision review process would be allowed. This includes Page 2 of 5 notification of the application to surrounding property owners providing an option to request a public hearing. If no hearing is requested, approval is given administratively. For subdivisions of more than 24 dwelling units, notification of the application to surrounding property owners, and a public hearing before the Hearing Examiner is required. 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. City staff reviews the application, and provides recommendation to the Hearing Examiner. The Hearing Examiner will hear testimony from the City and Applicant, as well as any public that may attend. The Hearing Examiner then takes the testimony under consideration and issues a decision in 10 – 14 days. The Preliminary subdivision process typically takes between 12 to 16 weeks. The Hearing Examiners decision may be appealed to the Yelm City Council in a closed record hearing. When the subdivision is constructed and approved, application for final subdivision can be made. Civil Plan Review The City reviews site construction plans for constructability and consistency with the City's engineering standards and details. Civil construction plans detail all the proposed site improvements down to the size of water and sewer lines and the location of the water meter. Civil plans must be prepared by an engineer licensed in the State of Washington. The City may use a third party peer review service as well as a review by City staff. A first review typically takes 3 to 4 weeks. Additional reviews may be needed depending on the quality of the initial plans set. 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. A first review of structural plans typically takes 2 to 3 weeks. Additional reviews may be needed depending on the quality of the initial plan sets. ENVIRONMENTAL SEPA checklist and environmental review is required when the proposal creates more than 24 single family dwelling units and/or any landfill or excavation permit for 1,000 or more cubic yards. SEPA rules at Section 197-11-060(5)(d)(ii) state that phased review is not appropriate when it would merely divide a larger system into exempted fragments or avoid discussion of cumulative impacts. SEPA Review is required, and include impacts from all development, most notably, transportation impacts. The preliminary stormwater report should be included as part of the environmental review package. 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. Page 3 of 5 The critical areas report should also include a preliminary assessment review for the Mazama Pocket Gopher. 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). CONSISTENCY WITH DEVELOPMENT STANDARDS Site Design Residential dwelling units up to 4 units require 2 off-street parking stalls per dwelling unit. Mailboxes for the site shall be cluster box units (CBU) and placed on site. 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. Above ground stormwater facilities require a perimeter landscape. Open Space Single family developments require 5% of the gross area in common open space. 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. Preserving flood zones and high ground water hazard areas may qualify when used as environmental education. Above ground stormwater treatment areas do not qualify as open space. Open space requirements for the 5-acre parcel adjacent to Cochrane may take into consideration access to the park. A tree and vegetation plan is required to locate any trees over eight inches in diameter, retaining trees as possible, and/or providing mitigation for trees to be removed. Transportation Frontage improvements are required. Mill Road is considered a Neighborhood Collector Street to include a 16-foot travel lane, a 7’ planter strip, and a 5-foot sidewalk. Right-of-way dedication will be required. 104th Avenue SE is considered a Local Access Residential Street to include an 11-foot travel lane, 7.5 foot parking lane, 6 foot planter strip, and 5 foot sidewalk. Right-of-way dedication will be required. Every subdivision of 25 or more housing units shall provide more than one vehicular access from an arterial or collector street. This requirement is based on the need for emergency services. The proposed street across from 104th Place presents safety issues due to the distance between intersections. The City would be willing to alternate means of achieving a second access such as an emergency only access. Page 4 of 5 Each lot within a proposed subdivision shall be served by a street built to applicable city standards. Internal streets are considered Local Access Residential, which require 11-foot drive lanes, 7.5 foot parking lanes, 6-foot planter strip and 5-foot sidewalk (one side). The City of Yelm Transportation System Plan identifies the need for a street extension from 3rd Street and Mill Road. Located on the northern property line of the 5.04 parcel on Mill Road, adjacent to Cochrane Park. 3rd Street, as part of the Parkview Subdivision provides the future connection point. The future street connection is located in such a way that the future centerline of right-of-way follows the property line between Cochrane Park and the subject parcel. The future right-of-way must be protected at the time of development. There are several options for consideration of this future street connection. You may connect to 3rd,Street and remove the need for a cul-de-sac. You may continuing the street straight out to Mill Road with parcels accessing this new street, or at minimum, protect the right-of-way for street completion. Potable Water There is a 10-inch water main located in 104th Ave. SE, and Mill Road. Connection to City water service is required to serve the development. Water mains are required to be extended within 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. Waste Water There is a 6-inch sewer main located in 104th Ave. SE, and Mill Road. Connection to City sewer service is required to serve the development. Sewer mains are required to be extended within 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. Page 5 of 5 BUILDING DESIGN Building setbacks are 15 feet from the front, 5 feet from the sides and 25 feet from the rear property lines, as well as 25 feet from a collector street. Flanking yards require a 15-foot setback, and maximum building height is 35 feet. FEES & CHARGES LAND USE REVIEW Preliminary Subdivision $2,000 Administrative Subdivision $750 SEPA $150 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 Transportation Facility Charge(new pm peak hr trip) $1,497 SFR = 1.01 trips $1,511 Fire Impact Fee (per square foot) 0.36 School Impact Fee SFR $4,500 TIA Consultant Review Costs **Fees subject to change These notes are based solely on the site plan and description submitted February 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.