714 Crystal SpringsPre-Submission Notes
JULY 28, 2021
Proposal
Soundbuilt Homes, Inc proposes a preliminary subdivision development on a 4.89-acre parcel. The parcel is located at 714 Crystal Springs Rd SE, Tax Parcel number 22719210403.
The property is zoned Moderate-density Residential which allows residential uses at a density of between 3 and 6 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 4.89 acres, up to
30 dwelling units would be allowed.
In order to achieve additional units, the subdivision must apply for a Planned Residential Development (PRD) Zoning Overlay. The density bonus for a PRD is 20%, or 6 units. Total density
allowed on this parcel with PRD density bonus is 36 units. Single-family residential developments can achieve PRD through the inclusion of a variety of housing types such as duplexes
or townhomes.
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
Preliminary subdivision with the Planned Residential Development overlay review process includes notification of the application to surrounding property owners, and a public hearing
before the Hearing Examiner. 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
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.
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 sent.
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 plans set.
Environmental
SEPA checklist and environmental review is required when the proposal creates more than 24 dwelling units, creates 25 or more new pm peak hour trips, and/or any landfill or excavation
permit for 1,000 or more cubic yards.
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 analysis is required to determine if there is evidence of gophers on site.
The SEPA checklist should include a trip generation analysis and 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).
A small portion of the Southwest corner of the property is encumbered by a flood zone. Development in the floodplain must comply with Section 18.21.080 YMC, and no activity within the
floodplain shall increase the base flood elevation.
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.
Consistency with Development Standards
Site Design
Residential dwelling units require 2 off-street parking stalls.
Mailboxes for the site shall be cluster box units (CBU) and placed on site.
Building setbacks are 15-feet front (local access street), 25-feet front (collector street), 5-feet side, 15-feet flanking yard, and 25-feet rear.
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 for side and rear yards.
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. Combined single-family and multi-family residential developments require 10% of the gross area in common
open space. Interior 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,
maintenance of existing trees, and significant vegetation and landscaping.
It is unclear if there is enough land allocated for open space in the preliminary site plan. If the tract proposed for stormwater will have an above-ground pond, this area will not be
counted towards the open space.
Planned Residential Developments (PRDs) require environmental amenities superior to those generally found in conventional developments.
Transportation
As the layout of streets must provide for continuation of streets existing in adjoining subdivision, connection to Woodland Court SE and future development to the East are required.
Frontage improvements along Woodland Ct SE and 95th Ct SE may be required to improve these streets to City standards.
Pursuant to Chapter 18.52 YMC, every subdivision of 25 or more housing units shall provide more than one vehicular access from an arterial or collector street. The preliminary site plan
does not meet this requirement. A local access street constructed to City standards is required off of Crystal Springs Rd on the panhandle portion of the property. As this panhandle
is only 40 ft wide and minimum street design standards require 58 ft of ROW for a local access street, a modified version of a local access residential street will be acceptable. Removing
the 7.5 ft parking lanes on each side and reducing the 6 ft planter strip on the non-sidewalk side to 5 ft would bring the total width necessary for ROW to 40 ft.
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 preliminary site plan includes two private streets. Private streets may be allowed with permanent establishment by tract or easement for 9 or fewer units when it will not result
in land locking of present or future parcels. Private streets must have a 30-ft paved surface and 4-ft sidewalk. Private streets are maintained by the lot owners with rights of access.
The full requirements for private streets can be viewed in Section 18.52.070 YMC.
Potable Water
The property is currently connected to City water. Connection to City water service is required for all lots in the subdivision. 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.
Waste Water
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. There is a 2” sewer main in Woodland Ct SE.
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.
Building
Building setbacks are 15-feet front (local access street), 25-feet front (collector street), 5-feet side, 15-feet flanking yard, and 25-feet rear.
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.
Fees & Charges
Land Use Review
Preliminary Subdivision $2,000
SEPA $150
(Administrative Subdivision $750)
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
County Recording Fees Actual Cost + $5 processing fee per document
**Fees subject to change
These notes are based solely on the site plan and description submitted July, 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 proposal.
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