1002 Crystal Springs Rd. NW.Pre-Submission Notes
October 6, 2021
Vince Hartney proposes a single-family residential unit on a 1.14-acre parcel. The parcel is located at 1002 Crystal Springs Rd. NW., Tax Parcel number 22719220112. The property is zoned
Moderate-Density Residential (R-6) which allows no less than three and no more than six dwelling units per acre.
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
Single-family residences are permitted uses in the R-6 zone, however the parcel in question is roughly 1.14 acres and requires a minimum of 3 dwelling units for development. If 3-7 dwelling
units were proposed this would require a ministerial site plan review.
The ministerial review is an administrative review and does not require notification of the application to surrounding property owners, nor would it require a public hearing before the
Hearing Examiner. A complete application would be routed to the City Public Works Department for comment.
City staff reviews the application, and provides an approval with conditions to bring the site into consistency with the development regulations of the Unified Development Code.
The ministerial site plan review process typically takes between 4 to 6 weeks.
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.
Consistency with Development Standards
Environmental
Maps indicate the property contains soils more preferred 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 report showing evidence of the Mazama Pocket Gopher will be required prior to development.
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).
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.
Transportation
Driveways for the site shall be consistent with the Yelm Development Guidelines, Section 2.10.100. The driveway must be constructed in the established easement area. If a public or private
street is proposed, it must meet Yelm Development Guidelines.
Parking
The requirements for off-street parking and their design shall be regarded as the minimum; however, the owner, developer, or operator of the premises for which the parking facilities
are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space is in excess of the minimum set forth.
For a single-family dwelling or multifamily dwellings, the parking facilities shall be located on the same lot or building site as the building they are required to serve. Exceptions
or modifications to the provisions of Section 18.54 YMC shall be processed as a variance application.
Section 18.54.030 YMC requires the following:
Single-family dwelling units: 2 spaces per dwelling unit
The site must provide appropriate Fire Department vehicle access. Access lane widths are determined by building size and height. This includes driveway radius and internally.
City development regulations require all parking areas to be surfaced with asphalt, concrete, or a similar surface.
Site Design
The Unified Development Code includes standards for parking lot design and landscaping, requires adequately sized service areas. Features required include screening of outdoor storage
and service areas, landscaping including an internal perimeter landscape, and landscape requirements for above ground stormwater facilities.
The front yard setback is 15 feet, side yard 5 feet, flanking yard 15 feet, rear yard 25 feet, and the driveway approach would have to be 20 feet. Maximum building height is 35 feet
and maximum driveway width is 24 feet.
Landscaping
Landscaping would be required if more dwelling units other than single-family residences are proposed.
Potable Water
The property is located in the City of Yelm’s water service area, and is required to connect to city water service.
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.
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
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.
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.
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
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 life/safety
All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements.
Fees & Charges
Land Use Review
Ministerial Site Plan Review $250
SEPA $150
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
Single family residence (1.01 trips) $1,512
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 September, 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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