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409 McKenzie Ave Iverson - LF City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting February 3, 2016 These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Michael Iverson Project Proposal: Subdivide .41 Acres into 2 residential parcels Project Location: 409 McKenzie Ave SW Parcel Number: 75300600400 Property Background and Characteristics The property is currently occupied by one house and associated outbuildings. The property is zoned High-Density Residential (R-16), which is codified at Chapter 18.33 YMC. The intent of the R-16 zone is to provide for high density residential development. Allowed density is up to 16 units per acre - Maximum number of dwelling units allowed 6, based on the approximate acreage of .41. Actual acreage to be determined by a licensed surveyor. The City considers this property to be one parcel. Lots are considered to be legally combined when they are developed as part of a single development plan. In the case of your property, the existing home and outbuildings do not meet current setback standards and the shed appears to be over the former property line. There is no minimum lot size, however building envelopes must provide for the minimum front yard setback of 15 feet from R-O-W, with a 20 foot driveway approach, rear yard 25 feet, and side yard 10 feet. Critical Areas Critical Aquifer Recharge Area 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. Fish and Wildlife Habitat Conservation Areas The Critical Areas Code maps indicate the property contains soils 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. Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act. The applicant should contact Tim Romanski of the US Fish and Wildlife Service at 360.753.5823 or tim.romanski@fws.gov with any questions about compliance with Federal standards for threatened species. Development Standards Water The site is within the water system service area, and the existing home is currently connected to City water services. There is a water main located in the alley. Any new dwelling unit is required to connect to City water service. Any existing wells on-site must be decommissioned, and any associated water rights dedicated to the City. 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. The City will pursue other options for acquiring additional water rights to serve new development. However, any option will take a significant amount of time. Although the City currently has sufficient water connections to serve some anticipated growth, the timing of the pursuing additional water rights does not allow the Community Development Department to make a written determination that adequate provisions for potable water will be available when needed by the proposed land division. The Community Development Department can not recommend approval of the proposed land division at this time, and would recommend the proposal be denied. Sewer The site is within the sewer system service area, and the existing home is connected to City sewer. Any new dwelling unit is required to connect to City sewer services. There is an existing 4 inch C900 sewer main located in the alley. A tapping company is required to tap the main for service. Each unit is required to be served by a S.T.E.P. tank. \ The existing sewer service is powered by a separate electric meter that is currently owned by the City. Any development on this parcel will require that the electrical service be upgraded to provide electricity to the S.T.E.P. service. Stormwater Developments with impervious surface are required to provide stormwater facilities pursuant to the Stormwater Management Manual for Western Washington. Stormwater treatment for all impervious surfaces, such as internal and frontage streets is to be treated on site. If above ground stormwater facilities are utilized, onsite landscaping shall be incorporated to screen the facility. The floor and slope of any stormwater retention/detention areas shall be planted in vegetation that is suitable and will thrive in hydric soils. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Frontage improvements are required as part of development. McKenzie Avenue SW is considered a Local Access Residential street which includes two 11’ drive lanes, 7’ parking lane, curb and gutter, a 6’ planter strip, and a 5’ sidewalk on one side. Section 4B.080 (C) Yelm Development Guidelines allows the City to determine when frontage improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. A request for deferral must accompany the subdivision request. Parking A residential dwelling unit requires 2 off-street parking stalls which are generally achieved by the required 20 foot driveway approach. 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, or a 15 foot dense buffer when next to conflicting uses. For residential developments a fence may be allowed for certain perimeter landscape. Open Space All residential developments are required to provide a minimum of 5% of the gross area in common open space. For .41 acres, 893 square feet of qualified open space is required. Section 18.56.010 allows the city to waive this minimum requirement based on certain circumstances. Approval Process Short Subdivision An short subdivision is required for the division of land into 9 or fewer parcels. The minimum application requirements can be found in Chapter 18.10 YMC and are listed on the application form. An short subdivision does not require a public hearing. The preliminary approval contains conditions of approval that the applicant must complete prior to applying for a final subdivision. State Environmental Policy Act The project as proposed is exempt from SEPA review pursuant to 197-11-800 WAC and Section 18.20.020 YMC. Fees & Charges Short Subdivision $750.00 Civil Plan Review Billed on a cost recovery basis Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Water Connection Fee $6,159.99 per ERU Water Meter Fee $300.00 Sewer Connection Fee $6,394.00 + $145.00 inspection fee per ERU Transportation Facilities Charge $1,511.97 per dwelling unit. The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. The code provides a default table that the applicant can use to determine the number of new PM trips generated by a proposal. Yelm School District requires applicants to mitigate impacts to the School District from residential growth. Each developer must negotiate an agreement with the School District.