Pratt residential care facilityPre-Application Meeting
May 16, 2007
***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: Beehive Management Group
Representative: Wally Pratt
Project Proposal: Expansion of Easthaven Villa for new 72 unit assisted living residence and boundary line adjustment. The boundary line adjustment includes 3 original parcels with
the end result of 2 parcels.
Project Location: Adjacent and to the south of 311 Cullens Rd.
Zoning: Commercial (C-1), Chapter 17.26, identifies a residential care facility as a special use and is subject to the development standards of both Chapter 17.26 and 17.66. Please
refer to for minimum requirements for site development.
Minimum Lot Size - 5,000 sq. ft.
Setbacks: Front yard - 15' from R-O-W
Rear Yard - 20'
Side yard - 10'
Parking: Chapter 17.72. 1 stall for each 2 beds, plus one per employee based on the greatest number of care employees on a single shift.
Section 17.72.060 for off-street loading requirements - one loading area of adequate size and with to accommodate a vehicle forty-five-feet in lent, twelve feet in width and fourteen
feet in height.
ADA requirements -
Landscaping: Chapter 17.80, Type II, III, IV and V.
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 storm water facilities.
A conceptual landscaping plan is required with application for Site Plan Review and Special Use. Final landscaping and irrigation plan is required as element of civil
drawings.
Traffic: The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. 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 each use proposed:
New Trip Rate x number of dwellings(beds) x $750.00 = TFC
0.17 x 72 x $750.00 = $9180.00
The TFC is payable at issuance of a building permit.
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 required for all buildings in excess of 4,000 sq. ft. or more than 20 parking stalls associated with the building. A Traffic Impact Analysis (TIA) is
not required per the Yelm Comprehensive Transportation Plan.
Application
and Process: Boundary Line Adjustment, Chapter 16.28, and Special Use, Chapter 17.66. Both applications shall be reviewed concurrently. Special Use requires a public hearing and decision
by the Hearing Examiner. Minimum application requirements are located in Section 17.84.060 and Section 17.66.070. Please refer to the application form supplied by the City for a detailed
list of contents. Project review including the public hearing takes approximately 90 -120 days. Land use approval will contain conditions of approval that the applicant must complete
prior to receiving a building permit.
Following land use approval the applicant is required to submit civil construction drawings to the Community Development 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: Design Guidelines - attached checklist
DESIGN GUIDELINES - Cullens Rd.
Project Review Checklist - Village Retail
Guidelines Applicable
Guidelines Met
I.A.(1)
Relate development to pedestrian oriented street frontage.
I.A.(2)
Relate development to street fronts (other than pedestrian-oriented streets).
X
I.B.(1)
Minimize visibility and impacts of service areas.
X
I.C.(1)
Take advantage of special opportunities and mitigate impacts of large developments.
X
I.D.(1)
Reduce impact of service areas and mechanical equipment.
X
I.E.(1)
Integrate biofiltration swales and ponds into the overall site design.
X
I.F.(1)
Enhance the visual quality of development on corners.
I.F.(2)
Provide a paved pedestrian walkway from the street corner to the building entrance.
X
II.A.(1)
All pedestrian paths must correspond with federal, state and local codes for handicapped access, and the Americans with Disabilities Act.
X
II.A.(2)
Provide adequate lighting at the building entries and all walkways and paths through parking lots.
X
II.A.(3)
Develop an on-site pedestrian circulation concept.
X
II.B.(1)
Provide a pedestrian path at least 60" wide (preferably 96" wide) from the street sidewalk to the main entry.
X
II.B.(2)
Provide pedestrian paths or walkways connecting all businesses and the entries of multiple buildings on the same development site.
X
II.B.(3)
Provide parking through parking lots
X
II.C.(1)
Where street ROW is insufficient to provide adequate sidewalks buildings and other site features must be set back from the public ROW to achieve at least minimum sidewalk widths.
X
II.C.(2)
Where new streets are developed, provide sidewalks according to minimum standards.
X
II.D.(1)
Provide, where feasible, pedestrian circulation routes to adjacent uses and transit.
X
II.D.(2)
Integrate nearby transit stops into the planning of adjacent site improvements.
II.D.(3)
Encourage pedestrian paths from all transit stops through commercial areas to residential areas within 1200 feet
X
II.E.(1)
Enhance building entry access.
X
II.F.(1)
Provide pedestrian-oriented open space at key locations.
III.A.(1)
Provide access roads through large lots with more than on street frontage.
III.B.(1)
Minimize driveway impacts.
X
III.C.(1)
Meet requirements for location of parking lots on pedestrian-oriented streets.
DESIGN GUIDELINES
Project Review Checklist
Guidelines Applicable
Guidelines Met
III.C.(2)
Meet requirements for parking lot design detail standards.
X
III.D.(1)
Minimize parking areas through joint use and management.
X
III.D.(2)
Encourage structured parking.
X
III.D.(3)
Reduce impacts of parking garages.
X
IV.A.(1)
Incorporate human-scale building elements.
X
IV.B.(1)
Reduce scale of large buildings.
X
IV.C.(1)
Architecturally accentuate building corners at street intersections.
X
IV.D.(1)
Enhance buildings with appropriate details.
X
IV.E.(1)
Retain original facades.
IV.E.(2)
Use compatible building materials. (See Building Material Summary Matrix, pg 59)
X
IV.F.(1)
Treat blank walls that are visible from the street parking or adjacent lot.
X
IV.G.(1)
Locate and/or screen roof-mounted mechanical equipment so as not to be visible from the street or from the ground-level of adjacent properties.
X
IV.G.(2)
Where practical, locate and/or screen utility meters, electrical conduit and other service and utilities apparatus so as not to be visible from the street.
X
V.F.(1)
Use plant materials that are approved for use in downtown Yelm. Proponents may use other plant materials approved by the City.
V.G.(1)
Develop a site landscape design concept.
X
V.H.(1)
Provide substantial site landscaping.
X
V.H.(2)
Protect and enhance natural features.
X
V.I.(1)
Screen all parking lots as required by Chapter 17.80, Landscaping.
X
V.I.(2)
An alternative to the required perimeter parking area landscaping plan may be submitted.
X
V.I.(3)
Provide internal parking lot landscaping.
X
V.J.(1)
Consider alternative building and parking siting strategies to preserve existing trees.
X
V.J.(2)
Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjacent uses.
X