Loading...
Edwards House 2Pre-Submission Meeting July 17, 2002 NOTE: 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: Mountain West Investment 245 Commercial Street SE #200 Salem, OR 97301 Representative: N/A Project Proposal: Construct a senior housing facility containing 60 Assisted Living Units and 30 Congregate Living Units. The building would be approximately 70,000 sq. ft. in 3 stories. Project Location: On the west side of Killion Road, approximately 500 feet north of Yelm Avenue West. Zoning: Commercial (C-1), Chapter 17.26 YMC Minimum lot size 5,000 sq. ft. Front yard setback 15 feet Side yard setback 10 feet (plus 10 feet of landscaping on north property line) Rear yard setback 20 feet Maximum height 40 feet. Parking: Chapter 17.72 YMC Congregate Living 1 space for every two beds. Assisted Living 1.5 spaces for every unit (rooming house) Employee 1 space per employee at peak shift The parking areas may not be more than 150 feet from the building [Section 17.72.020 (H) YMC]. Parking areas must be paved and striped. Up to 25% of spaces may be compact. Lighting must be directed away from the northern property line. Parking requirements may be reduced by up to 25% through incentives, such as the provision of bus service.  Ingress/Egress: Accesses shall be designed following the ITE “Guideline for Driveway Design and Location” and be approved by the City Engineer. A maximum of 3 access points would be allowed for 350 feet of frontage. Access width is limited to 24 feet. Landscaping: Chapter 17.80 YMC Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting land uses. A minimum 15-foot Type I landscaping buffer will be required along the north property line, separating the residential district. 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 the west and south property lines, and surrounding the buildings. Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas while providing an attractive setting and overstory canopy. Type III landscaping is required as part of street frontage improvements along Killion Road. 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 Site Plan Review. 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 Municipal Code provides a default table that the applicant can use to determine new PM trips generated. If the proposed use is not listed in the table, the ITE Trip Generation Manual is used. The ITE manual lists a Congregate Care Facility as creating 0.21new PM peak hour trips per unit and Elderly Housing as creating 0.11 new PM peak hour trips per unit. To determine the projects impact and fee, use the following formula for the use proposed: (New PM peak hour trips * number of units) * $750 = TFC Example: (0.21*30)* $750 = $4725 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: A new State Environmental Policy Act Threshold Determination will be required for the proposal, as it is significantly different and larger than the previous proposal, for which a threshold determination of non-significance was issued. A SEPA Threshold Determination triggers the need for School Impact Fee’s. The City will require a letter from the Yelm School District indicating that impact fee’s have been paid or are not required before issuance of a building permit. Application and Process: Special Use Permits, Chapter 17.66 YMC Because the proposed project exceeds the scope of the previous land use approval, a new special use permit is required. A special use requires a public hearing before the City of Yelm Hearing Examiner. The Examiner’s decision may be appealed to the City Council at a closed record hearing. Notice of application provides for at least 30 days for a comment period and is published in the Nisqually Valley News, is posted on the property, and is mailed to each property owner within 300 feet of the property. Notice of public hearing is published at least 10 days prior to the hearing in the Nisqually Valley News, is posted on the property, and is mailed to each property owner within 300 feet of the property. These notices are typically combined. Minimum application requirements are listed on the application form and are the same as for a site plan review, at Section 17.84.060 YMC. A special use can expect completed review in approximately 3 – 4 months. Special use approvals typically contains conditions of approval that the applicant must complete prior to building permit issuance. Following land use approval, civil drawings are required. They must be submitted 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. Special Use Permit $500.00 Site Plan Review 350.00 plus $50.00 per unit SEPA 150.00 Misc.: The City is owed $3,502.50 for Engineering Services and Building Plan Review from the previous proposal. These outstanding fee’s must be paid at the time of Special Use Permit Application.