9616 Crystal Springs Rd (2)
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PRE-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.
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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
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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.
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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.
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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.
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