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McKenzie Meadows Subdivision Deering City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting April 6, 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: Ron Deering, Northwest Family Homes Project Proposal: Subdivid e Tract B future development area at McKenzie Meadows Project Location: Prairie Wind Court SE, Tract B of McKenzie Meadows Property Background and Characteristics McKenzie Meadows is a subdivision that was recorded in May 2013. The subdivision identified a ‘Future Development Area, Tract B’ which was not developed at the time because of the location of a well and associated sanitary control area serving a small community water system. The water system served the property to be subdivided as McKenzie Meadows (tax parcel 21724110100) and the adjoining property (tax parcel 21724110102). Proposal The proposal is to subdivide the ‘Future Development Area, Tract B’ of McKenzie Meadows into 3 - 4 residential lots leaving the existing well to serve the property of Tract A of Judgment and decree AFN 4300225 and RDS AFN 4300226. (tax parcel 21724110102) Development as proposed, leaving land in the well protective covenant area undevelopable would not be allowed as it does not meet the policies of the City of Yelm Comprehensive Plan and development regulations. The original subdivision approval for McKenzie Meadows in application materials, City findings, and subsequent Hearing Examiner Condition #4 state that Tract B will be held for future residential development upon abandonment of the well head protection covenant. In order to develop this tract, the well protection covenant will either need to be removed, or as part of a subdivision alteration, that development is to occur in the well protection area, meeting Department of Health and the covenant requirements. Critical Areas All of Yelm is considered a critical aquifer recharge area. The City critical area maps indicate that the property is located outside of wetlands, flood zones, and high groundwater areas. Fish and Wildlife Habitat Conservation Areas The Critical Areas Code 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. If members of the species are found on the property, a critical areas report is required. 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 Zoning The property is zoned Moderate Density Commercial (R-6) which is a residential zoning district codified at Chapter 18.32 YMC. The R-6 district is intended to provide a high standard of development for residential areas of moderate density, permit a variety of housing types, and guide development in such a manner to encourage and plan for the availability of public services and community facilities. The R-6 district allows single family dwellings, duplexes, and multifamily dwellings at a density of no more than six units per acre and no less than three units per acre. The original parcel was approximately 6.96 acres which would have allowed up to 42 dwelling units. 24 units were provided in the first phase of this development. Building setbacks in the R-6 district are 15 feet from the front street with a 20 foot driveway approach, 25 feet from the rear yard and 5 feet from the side property lines. The maximum building height is 35 feet. There is no minimum lot size in the R-6 district, but each lot must be buildable after accounting for required setbacks. Water The proposed project is located in the City of Yelm’s water service area and the new residences are required to connect. There is an 8 inch water main located in Prairie Wind Court SE. 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 proposed site is currently located in the City of Yelm’s STEP sewer system service area, and the new residences are required to connect. There is a 3 inch sewer main located in Prairie Wind Court SE. Stormwater The City of Yelm has adopted the 2012 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. Stormwater from new impervious surfaces is required to be treated and released. Roof runoff shall be distributed to individual dry wells. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. The proposal shows 3 lots accessing the Prairie Wind Court cul-de-sac. The proposal shows “left over” parcel(s) fronting on Cullens Road, with no access, or in the case of the 4th parcel, an easement. Access will not be allowed from Cullens Road. All parcels must have a minimum of 20 feet of frontage on a local access residential street. Subdivisions or combination of subdivisions of 25 or more housing units shall provide more than one vehicular access from an arterial or collector street. [Section 18.52.080 YMC] In order to achieve final subdivision approval, the Hoffman Plat to the south will also need to have final subdivision recorded to meet the access requirement. Landscaping and Open Space The landscape and open space requirements are met for the subdivision, however the removal of existing trees on Tract B requires a tree and vegetation plan, with tree replacement at a 1 to 1 basis. Perimeter landscape is met in residential developments by a solid fence. Fencing along Cullens Road and around parcel 21724110102 will be repaired if needed. Fire Protection Panhandle lots are problematic under the provisions of the International Fire Code due to distance from a hydrant to the residence. Review and Approval Process The proposal would be processed as an alteration or amendment to the McKenzie Meadow subdivision and follow the administrative subdivision process. This procedure includes a public notice to include all property owners within the subdivision, as well as a public notice posted in at least five conspicuous places, with notice that a public hearing will not be held unless requested. If a public hearing is requested, the public hearing notice process will be followed. State Environmental Policy Act Process A SEPA threshold determination is not be required, however but the application is subject to the previous threshold determination for McKenzie Meadows. Civil Plan Review Process Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain standard details for all infrastructure requirements. Fees & Charges Subdivision Alteration $375.00 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 Sewer Connection Fee $6,394.00 per ERU* Sewer Inspection Fee $145.00 per ERU* Water Connection Fee $6,159.99 per ERU* Water Meter Fee Based on meter size* Transportation Facilities Charge $1,497.00 per peak PM trip* *Paid at the time of building permit The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. A single family home creates 1.01 new PM peak hour trips.