Prairie Run ApartmentPre-Application Meeting
October 17, 2001
***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 planning
and/or public works 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: Prairie Run Associates, awlp
Representative: Ronald Vigil, Architect
Project Proposal: 32 unit apartment complex with community building.
Project Location: West side of Mt. View Rd. approximately 600' north of Yelm Avenue W.
Zoning: High-Density Residential District (R-14), Chapter 17.18, - apartment allowed provided the gross density is a minimum of 6 units per acre and a maximum of 14 units per acre.
Maximum Building Height - 35'
Maximum Building coverage - 50%
Maximum development coverage - 75%.
Setbacks: Front - 25'
Rear – 25’
Side - 10'
*Note: Landscape buffer between conflicting uses and land use districts is 15’. See below.
Parking: Chapter 17.72. Minimum parking requirements - 2 stalls per unit. 25% of parking can be compact car, or small car spaces. As proposed, this development meets parking requirements.
Landscaping: Chapter 17.80, Type I, II, III, IV and V.
Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land use districts. A minimum of fifteen (15)
feet of width shall be required when type I landscaping is utilized. Type I landscaping would be required along the south and southwest property line where the uses conflict.
Type II landscaping is used to provide visual separation of compatible uses. Type II landscaping is required around the perimeter of a site, which has compatible zoning and adjacent
to buildings to provide visual separation of compatible use and soften the appearance of streets, parking areas and building elevation.
Type III landscaping provides visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements and along pedestrian
walks for separation of pedestrians from streets and parking areas.
Type IV landscaping is needed to provide visual relief and shade in parking areas.
Type V landscaping is required for all above ground storm water facilities.
A conceptual landscaping plan is required with land use application. Final landscaping and irrigation plan are required as an element of civil drawings.
Open Space:
Chapter 14.12 requires 10% of the gross site area be dedicated to Open Space. To qualify for open space the area must be used as:
Environmental interpretation or other education;
Park, recreational land, or athletic fields;
Off-rood footpaths or bicycle trails; or
Any other use found by the city to further the purposes of the open space chapter.
Above ground stormwater facilities can not be counted towards open space requirements.
As proposed on the site plan, you would need to provide 11,630.50 sq. ft. of open space. The rec. room portion of the community building can be included, along with any patio and grass
area outside the community building.
Schools:
The Yelm School District requires residential developers to mitigate impacts to the school district through a developers agreement. Current mitigation fees for apartments are $775.00
per unit.
Traffic:
A Traffic Impact Analysis (TIA) is required per the Yelm Comprehensive Transportation Plan. The TIA is an element of the environmental review and must be submitted with the environmental
checklist. A scoping meeting will be necessary to determine the content of the TIA.
The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The TFC is in addition to any needed transportation improvements identified in the TIA. The
Ordinance provides a default table that the applicant can use to determine new pm trips generated. To determine the projects impact and fee use the following formula for the use proposed:
.60 new trips x unit x $750.00 = TFC ( $450.00 per unit.)
.60 X 32 = 19.2 X $750.00 = $14,400
If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance an analysis prepared by a Washington State Licensed Engineer
can be submitted to the City for review and consideration.
SEPA: Environmental checklist including a TIA is required for this project.
Application and Process:
Site Plan Review, Chapter 17.84 is an administrative process. Minimum application requirements are located in Section 17.84.060 and are listed on the application form.
Land-use review and approval for this type of project could be completed in 12 - 18 weeks. Administrative Site Plan approval is valid for 18 months.
Following land use approval the applicant is required to submit final civil drawings to the Public Works Department for review and approval and satisfy all conditions of approval.
Upon satisfactory completion of all conditions the applicant can submit building plans for approval.
Other: Tree & Vegetation Plan for existing vegetation.
Refuse Area large enough to accommodate a dumpster and recycle bin. Refuse areas must be of a material and design compatible with the overall architectural theme. If fencing is used
to enclose the refuse area it must be landscaped with sight obscuring Vegetation.