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9616 Crystal Springs RdPre-Submission Notes August 18, 2021 Bill Van Dormolen is proposing to construct 10 duplexes on a 3.5 acre site located at 9616 Crystal Springs Rd NW, Assessor’s Tax Parcel Numbers 22719230100 and 22719230103. A presubmission meeting was conducted in November 2017 to construct 9 duplexes on this site. No further action was taken on the proposal. 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 As the proposal, as submitted, is an allowed use in the Medium Density Residential (R-6) zoning district, the project would be approved through the administrative site plan review process. An environmental checklist will be needed as the parcel is partially covered by water (Yelm Creek). The administrative site plan review process allows notification of the application to surrounding property owners, but does not trigger a public hearing. A complete application will be routed to the City Public Works Department, Thurston County, and other state agencies for comment. After the review process, City staff will issue a threshold determination that the project will have no significant impact to the environment and begin to craft the 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 site plan review process typically takes between 8 to 12 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 (2019). 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. Consistency with Development Standards Environmental 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 critical areas report showing absence of the Mazama Pocket Gopher is required, and 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 required if pocket gophers are found on the property. This permit would be issued through the US Fish and Wildlife Service (360.753.5823). The property is bordered by Yelm Creek at the northeastern property line. Yelm Creek and its shoreline require a minimum of a 150 foot riparian buffer in which no structures or development is allowed. The riparian buffer area may be reduced in accordance with a critical area report if; the reduction will not reduce stream or habitat function, will not degrade the habitat, and may not be reduced more than 25%. Critical area maps indicate that there may be wetlands associated with Yelm Creek in this area. A wetland delineation is required to determine the required setback to delineated wetlands. These setbacks may impact the conceptual design. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines Chapter 2 and Chapter 18.52 YMC. 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. As the proposal includes 20 dwelling units, a private street will not be allowed. The internal street(s) shall be constructed to City standards for local access residential, and requires 58 feet of ROW. This includes 6’ planter strips on each side, and a 5’ sidewalk on one side. Streets designed to have to have one end permanently closed shall be no longer 600 feet and have turnaround provisions. The turnaround may be a hammerhead with a minimum distance on both sides at the centerline intersection of 60 feet to facilitate emergency vehicle turnaround. While the preliminary site plan shows at least 60 feet between each hammerhead end and the intersection, the angle of the intersection does meet the requirement for street intersections to be laid out within 15 degrees of right angles. Frontage improvements are required at the time of development. The frontage of the parcel on Coates Ave NW is improved to City standards, but the east property line is not improved. The property frontage along Crystal Springs Rd will need to be improved to City standards for a neighborhood collector. This includes a 7’ planter strip and 5’ sidewalk. A deferral for frontage improvements along the Yelm Creek floodplain and north of the floodplain outside the development area may be favorable by the City. If so, an agreement would need to be signed and recorded with Thurston County. Driveway widths cannot exceed 24 feet, and lengths must be at least 20 feet. Site Design The Yelm Comprehensive Plan encourages a variety of housing types to promote a range of housing alternatives. The Unified Development Code implements this policy by allowing duplexes in the residential zones. The R-6 zone requires a minimum of 3 units per acre and a maximum of 6 units per acre. Setbacks are 15 feet from the front for a local access street, 5 feet from the side, and 25 feet from the rear. Flanking yard (corner) is 15 feet. Residential uses, including duplexes, require two parking spaces per dwelling unit. A perimeter landscape of 8 feet is required. For residential developments, a solid wood fence may be used. Above ground storm water facilities require perimeter landscaping. Multi-family developments require a minimum 10 % of gross area to be dedicated as open space. This may be achieved with a combination of protection of environmentally sensitive areas and a recreation component. A tree and vegetation plan is required for the removal of trees greater than 8 inches in diameter, with trees replaced at a 1:1 basis if removed. Mailboxes shall be cluster box units (CBU) and located within the development. Potable Water There is water service to the property. The existing meter must be pulled, and line blocked. A new water line will need to be constructed to serve the new units. The engineer preparing the civil plans will need to ensure that the existing infrastructure is capable of supporting the proposed development for both potable water pressure and fire flows. These calculations will be reviewed as part of the civil plan review process. Any on site wells must be decommissioned pursuant to Department of Ecology standards. Water connections are based on a consumption rate of 875 cubic feet a month. The Civil engineer shall provide estimated water calculations at the time of civil plan review to determine the number of water connections needed to serve the project. At the time of demolition of the existing structure on the property, 1 ERU will be credited to the development. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device (reduced pressure backflow assembly) installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. The backflow device is required to be installed after the meter and tested by a certified backflow tester. Fire hydrants, with hydrant locks are required based on the International Fire Code. Specific details will be reviewed at both land use application, and during civil plan review. Waste Water The property is located in the City of Yelm’s STEP sewer system service, and is required to connect to City sewer service if wastewater service is needed. S.T.E.P. tank sizing is governed by the Criteria for Sewage Works Design (Orange Book) published by the Washington State Department of Ecology. The existing building is served by a 1,200-gallon STEP tank and a grease interceptor. It is unclear from the application if you are intending to use the existing tanks or propose to install new tanks. Typically, each building would be served by a single STEP tank, however, in the case of duplexes; one 1,500 gallon tank serving both units is acceptable, with power to the tank the responsibility of the building owner. Tanks must be located in the front yard of the building and set a minimum of 5 feet from the building foundation and 2 feet from any utility easement. The engineer preparing the civil plans will determine the appropriate size and placement for these tanks, which have to be assessable to City staff and protected from damage. STEP tank location may impact the design and layout of the project. Any onsite septic systems must be abandoned pursuant to Department of Health standards. Sewer connections are based on water usage. Proposed water calculations will be used to determine if additional sewer connections are required. Civil plans must show that the existing or new tanks are sized appropriately for the building site and proposed use. Storm Water Stormwater 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 for the City to review as part of the civil plan review process. The City has adopted the most recent version (2019) of the Washington State Department of Ecology Storm Water Manual (SWMMWW). Civil plans must show the existing system to meet these standards, or be upgraded. Building All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements. Fees & Charges Land Use Review Administrative Site Plan Review $750 SEPA $150 TIA Review Consultant Cost 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 Sewer SDC (per ERU) $6,394 Water SDC (per ERU) $6,725 Traffic Facilities Charge (per new pm peak hr trip) $1,497 Fire Impact Fee (per new square foot) 0.36 County Recording Fees Actual Cost  These notes are based solely on the site plan and description submitted August, 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. / /