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HolzingerPre-Application Meeting February 20, 2002 ***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: Phillip Holzinger Project Proposal: The Masters Center, Special Use Permit for “Spiritual Center” Project Location: Jefferson Ave., and Railroad Special Use Permit: The intent of the Special Use Permit is to provide for the location of certain types of uses, services and facilities which because of their unique characteristics, cannot, or should not be limited to or automatically included in specific land use classifications. Establish development guidelines for such uses and facilities in order that properties adjacent to such uses, especially properties which are of clearly different character from the use or uses identified in this chapter, are reasonable protected from adverse effects or impact of these special uses. Authorize the City to impose reasonable conditions, restrictions, and development requirements on special uses as may be deemed appropriate for a special use in any given land use district. Provide for a review process which will enable city officials, the general public and proponents of special uses to evaluate the need, location, scale and development characteristics of said uses and their impact on adjacent properties and the community as a whole, to the end that such uses may be approved, modified or disapproved fairly and objectively. The proposed use does not fall neatly into any one category in the Special Uses Chapter. In researching the requirements that may be placed on this special use request, the City must look at numerous types of uses, to adequately provide for this development, and the adjacent property uses. A Child Day Care Center is listed as a special use, and requires both a special use permit from the City, as well as being licensed by the State of Washington. The zoning code clearly states that a boardinghouse or roominghouse, means a dwelling unit having only one kitchen, and used for the lodging…of not more than five persons in addition to the related family members. The City finds that the proposed project cannot be defined as a “boarding or rooming house. For the use of the “blue house”, unless the house is sold to a separate owner, with no connection at all to the proposed project, it must be considered part of the project, as reviewed as part of the project as a whole. The Special Use Chapter provides for churches, fraternal organizations and private clubs. The proposed use could fall into the classification of a church, or private club. In all cases, the special use permit must provide for carefully drawn requirements for parking, buffering, lighting, and solid waste disposal. Zoning: High Density Residential District, Chapter 17.18 and Setbacks: Minimum lot size: There is no minimum lot size. Side yard setbacks – 12 feet, minimum 5 feet on one side. Rear yard setbacks – 25 feet. Front yard setbacks – 15 feet, with 20 foot driveway approach. Flanking yard setbacks – 20 feet. Maximum height of buildings shall be 35 feet. Parking: Chapter 17.72 The parking chapter does not provide a clear requirement for the proposed use. The combination of numerous uses were reviewed to determine the number of parking stalls to be required. Fraternal and social clubs: One stall per 200 sq. ft. of gross floor area Motels and Hotels: one stall for each unit, & one stall for each employee Churches: One stall for each six seats In the case of two or more uses, the total requirements of off-street parking shall be the sum of the requirements of the several uses computed separately. City of Yelm Development Guidelines require that parking be paved, and landscaped. Parking plan shall be submitted with Special Use Permit Application. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Proposed access is off Jefferson Ave. Ingress and egress shall meet minimum Development Guideline 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 land uses. Whenever a non-residential activity is proposed adjacent to a residential zone or use, a minimum 15 foot buffer area of Type I landscaping shall be required. Type I landscaping will be required along the north and west property lines. 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 II landscaping will be required along Railroad Ave., and adjacent to buildings. Type III landscaping provides visual relief where clear sight is desired. This landscaping is for separation of pedestrians from streets and parking. Type III landscaping will be required along Jefferson Ave. Type IV landscaping is used to provide visual relief and shade in parking areas. Type V landscaping is intended to provide visual relief in storm water retention/detention areas. A conceptual landscaping plan is required with application for a Special Use Permit. Final landscaping and irrigation plan is required as element of civil drawings. Refuse area must be 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. Traffic: The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table to determine new pm trips generated. Because of the unique characteristics of this proposal, the TFC cannot be determined until the full application is submitted. At that time, a detailed analysis of the entire proposed use, number of rooms, and square footage will be reviewed. If the applicant feels the proposed use would not generate the number of trips as designated in the TFC Ordinance and review, an analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. SEPA: Environmental checklist will be required. Application and Process: Special Use, Chapter 17.66, requires a public hearing with the Planning Commission, and approval by the City Council. Minimum application requirements are located in Section 17.66.070. Please refer to the application form supplied by the City for a detailed list of contents. A project of this size can expect completed review in approximately 90 - 100 days. 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. Occupancy permits are granted after all project conditions of approval have be completed and approved by the City.