City of Yelm Tahoma Terra Final Master Plan Development Guidelines Table of Contents Table of Contents... 1 Purpose... 2 Low Density Residential (R4-6)... 3 Moderate Density Residential (R6-10)... 5 Neighborhood Commercial... 7 Streets and Pedestrian Mobility... 9 Potable Water... 11 Sanitary Sewer... 11 Reclaimed Water... 11 Stormwater... 11 Landscaping... 12 Parks and Recreation... 13 Figure 1 - Final Master Site Plan... 14 Figure 2 - Street Standards... 15 Figure 3 - Street Light Standards... 16 Figure 4 - Street Light Pole Specifications... 17 Figure 5 - Conceptual Landscaping Plan... 18 Figure 6 - Open Space Plan... 19 Figure 7- Bio-infiltration Swales (Rain Gardens)... 20 Figure 8 - Fence Detail (Pittsburg)... 21 Figure 9 - Fence Detail (Allentown)... 21 June 28, 2005 Page 1 of 21
Purpose The City of Yelm adopted development regulations may be amended in a Master Plan Development. This document is the amended regulations for the first final master site plan of the Tahoma Terra Master Plan Development, being the portion of the property located east of Thompson Creek. The following City of Yelm development regulations are amended through this document: Zoning Code, Title 17 YMC Subdivision Code, Title 16 YMC Critical Areas and Resource Lands, Chapter 14.08 YMC Development Guidelines, Chapter 15.48 YMC Design Guidelines The amended development regulations apply to the development of the property at each phase within the final master site plan and is not intended to regulate beyond the initial developer or builder. For example, the amended development regulations would apply to the subdivision of property and the construction of the dwellings within the subdivision, but not to the purchaser of the home. These guidelines ensure that the development of the final master site plan area through the land use permitting process (subdivisions, binding site plans, townhome developments, planned residential developments, and commercial site plan reviews) is consistent with the conceptual master site plan approval and the City s Comprehensive Plan.
Low Density Residential (R4-6) Permitted Uses 1 Density Setbacks Residential single family subdivisions Minimum density - 4 dwelling units per gross acre Maximum density - 6 dwelling units per gross acre Front yard - 10 feet Driveway approach - 20 feet Side yard - 5 feet Flanking yard - 10 feet Rear yard - 20 feet Accessory Structures may be located 3 feet from side or rear property lines. Retaining walls, rockeries, and other decorative walls may be permitted within required yards. Building Height Maximum building height shall be 35 feet as measured from the average grade of the subject lot. Off-Street Parking Lot Access Two off street parking spaces shall be provided for each residential dwelling unit. All residential lots shall provide a minimum of 20 foot frontage on a public street. 1 The standards and regulations of the Low Density Residential District (R-4) found at Chapter 17.12 YMC govern post-development land uses within this district.
Model homes Prior to final subdivision approval, the building official may issue a permit for construction of up to six residences for use as model homes. Prior to final plat or site plan approval, such unit may be occupied solely for purposes of promotion of the development and may not be occupied as a residence, until final subdivision approval. Such construction and subsequent occupancy shall only be authorized by the building official upon written finding that the design and placement of the unit would conform with all standards of the City and that fire code and access requirements are met prior to occupancy.
Moderate Density Residential (R6-10) Permitted Uses 2 Density Setbacks Residential subdivisions Planned Residential Developments pursuant to Chapter 19.60 YMC Townhouse Developments pursuant to Chapter 17.61 YMC Residential Binding Site Plans pursuant to Chapter 16.32 YMC Minimum density - 6 dwelling units per gross acre Maximum density - 10 dwelling units per gross acre Front yard - 10 feet Driveway approach - 20 feet Side yard - 5 feet Flanking yard - 10 feet Rear yard - 20 feet Accessory structures may be located 3 feet from side or rear yard lines. Retaining walls, rockeries, and other decorative walls may be permitted within required yards. Building Height Maximum building height shall be 35 feet as measured from the average grade of the subject lot. Off-Street Parking Landscaping Two off street parking spaces shall be provided for each residential dwelling unit. Landscaping shall be provided in accordance with Chapter 17.80 YMC, or as supplemented in the landscaping section of this document, and contain sufficient vegetation to minimize surface water runoff, prevent soil erosion and promote the aesthetic character of the community. 2 The standards and regulations of the Moderate Density Residential District (R-6) found at Chapter 17.15 YMC govern post-development land uses within this district.
Lot Access All residential lots shall provide a minimum of 20 foot frontage on a public street. Residential Binding Site Plans that do not include individual lots (condominiums), Planned Residential Developments, and Townhouse Developments shall provide a commercial access approach to a public street, based on the most current Yelm Development Guidelines. Internal circulation shall be consistent with the requirements of the International Fire Code.
Neighborhood Commercial Permitted Uses Setbacks Any use permitted in the Yelm General Commercial Zone pursuant to Chapter 17.26 YMC. Front - 10 feet from street right-of-way, minimum Side - 10 feet, except 25 feet when adjacent to residential districts Rear 25 feet Design Standards Maximum building height - 42 feet as measured from the average grade of the subject lot. Maximum building size 30,000 gross square feet. Maximum building footprint 16,000 gross square feet. Maximum impervious surface coverage 70 percent. Commercial structures shall be oriented to the public right-of-way. Sidewalks on public streets shall be designed to the Yelm Development Guidelines pedestrian oriented street section. Building setback areas between public street frontages and buildings shall include hardscape improvements such as plaza s and courtyards. Design Guidelines The City of Yelm Design Guidelines for the Old Town District shall apply with special attention given to pedestrian accessibility, orientation of the buildings to the street, architectural features that emphasize building entries and corner treatments.
Off-Street Parking Landscaping Lot Access Off street parking shall be provided in accordance with Chapter 17.72 YMC. Parking lots for commercial structures shall be located behind or along the side of the building (not between the building and the street) and be subject to shared parking agreements for other commercial developments and community events. Landscaping shall be provided in accordance with Chapter 17.80 YMC, or as supplemented in the Landscaping section of this document, and contain sufficient vegetation to minimize surface water runoff, prevent soil erosion and promote the aesthetic character of the community. All lots within this district shall have legal access to a public street that meets the commercial driveway approach standards in the most current version of the Yelm Development Guidelines.
Streets and Pedestrian Mobility Street Standards. Local Access Residential These are local access streets typically found within residential single family subdivisions and serving up to 1,100 trips per day. Other than lighting, all other requirements of the most current version of the Yelm Development Guidelines apply to the local access residential streets in the final master plan. Blocks greater than 660 feet in length shall incorporate traffic calming devices. These devices shall also serve as a visual break to the block through additional landscaping or hardscaping. Local Access Commercial These are local access streets found within the neighborhood commercial area which provide access to commercial buildings. Other than the section and lighting, all other requirements of the most current version of the Yelm Development Guidelines apply to the local access residential streets in the final master plan. At pedestrian oriented locations, the planter strip may be replaced with sidewalk with street trees located in tree grates pursuant to the most current version of the Yelm Development Guidelines. Neighborhood Collector These are streets serving residential subdivisions and are located where the traffic volumes are expected to be between 1,100 and 6000 trips per day. Other than the cross section and lighting, all other requirements of the most current version of the Yelm Development Guidelines apply to the local access residential streets in the final master plan. Major Arterial (boulevard) This is the primary transportation corridor through Tahoma Terra and is designed as a major arterial from Yelm Avenue (SR 510) to the boundary of the Master Plan Development and as a boulevard through the Master Plan Development. This access corridor provides 4 travel lanes and a center turn lane where appropriate. Common, private access Developments which do not require individual building frontage on a public street, such as Townhome Developments or Planned Residential Developments, shall provide common, private access to each building that meets the most current version of the fire codes.
Street Lighting. All streets, public or private, shall have street lighting sufficient to provide traffic and pedestrian safety. High mast street lights will be incorporated on the boulevard road and Longmire Street consistent with current standards of the Yelm Development Guidelines. Street lights at the internal street intersections will meet current standards of the Yelm Development Guidelines for height and brightness only. Low mast, or pedestrian scale, street lighting will be installed along the internal portions of the residential streets which will produce an average maintained horizontal illumination of 0.4 foot candles. Design criteria will be consistent with the most current Yelm Development Guidelines Street light ownership. All street lights located within the residential neighborhoods of Tahoma Terra, may be privately installed, and shall be owned and maintained by the Tahoma Terra Home Owners Association. Street lights located along the boulevard and Longmire Street will be owned and maintained by the City of Yelm unless otherwise agreed to by both the City and the developer.
Potable Water The most current version of the Yelm Development Guidelines is adopted for all development within the final master site plan. Water meters will be Dialog 3G Wireless RF meters from Master Meter, Inc. Sanitary Sewer The most current version of the Yelm Development Guidelines is adopted for all development within the final master site plan. Reclaimed Water The most current version of the Yelm Development Guidelines is adopted for all development within the final master site plan. Reclaimed water shall be utilized for irrigation use of the community park area, the landscaped areas of the commercial zone and the planter strips located within the Boulevard and any other areas as required by the City through the development review process. Stormwater All stormwater runoff shall be retained, treated and disposed of on-site or disposed of in a system designed for such runoff and which does not flood or damage adjacent properties. Systems designed for runoff retention and control shall be designed consistent with the stormwater manual most currently adopted by the City of Yelm, or shall be provided through bioretention areas (rain gardens) consistent with the Low Impact Development Technical Guidance Manual for Puget Sound, January 2005, as published by the Puget Sound Action Team and Washington State University Pierce County Extension.
Landscaping Landscaping shall be provided in accordance with Chapter 17.80 YMC, except as amended in these sections, and contain sufficient vegetation to minimize surface water runoff, prevent soil erosion and promote the aesthetic character of the community. All public streets will incorporate street trees consistent with the most current version of the Yelm Development Guidelines and Chapter 17.80 YMC, except as modified as follows: 1. Street trees located along the Boulevard or adjacent to any common open space or park tract shall be maintained by the Tahoma Terra Homeowners Association. 2. Street trees located adjacent to individual lots or residential units, shall be maintained by the adjoining property owner. 3. Planter strips and street trees along local access streets within residential subdivisions shall be installed prior to final building permit approval on the adjacent lot. 4. Planter strips and street trees along local access streets within a commercial district shall be installed prior to issuance of a certificate of occupancy for the commercial use of the adjacent lot. 5. Planter strips and street trees along the Boulevard, along collector streets, and adjacent to open space or commonly owned areas shall be installed prior to acceptance of the street into the City transportation system. Palker brand vinyl fencing and shall be either Allentown slatted fence or Pittsburgh solid fence in the color sand may be substituted for required cedar fencing as part of a type II landscaping buffer.
Parks and Recreation Open space requirements for Tahoma Terra will be addressed through the open space plan together with the requirement for neighborhood pocket parks. No less than 3 acres of the active recreational component of the community park shall be constructed prior to final subdivision approval for the first residential development within the final master site plan area. Each residential single family subdivision shall include pocket parks that meet the following standards: The size shall be not less than the average lot size of the lots within the subdivision in which the park is located. An open lawn area should be included. Facilities for active recreation such as, but not limited to, basketball courts, sport court, climbing toys, swing sets or other playground equipment shall be incorporated into every park. Every subdivision shall include at least one park and no less than one park for every 50 dwelling units. A community park within or adjacent to a development within the final master site plan area can be substituted for required pocket parks at a ratio of two pocket parks for every one acre of the community park. Parks should be located throughout the subdivision in a manner to provide convenient and safe access by every dwelling unit to at least one park.
Figure 1 - Final Master Site Plan June 28, 2005 Page 14 of 21
Figure 2 - Street Standards
Figure 3 - Street Light Standards
Figure 4 - Street Light Pole Specifications
Figure 5 - Conceptual Landscaping Plan
Figure 6 - Open Space Plan
Figure 7- Bio-infiltration Swales (Rain Gardens)
Figure 8 - Fence Detail (Pittsburg) Figure 9 - Fence Detail (Allentown)