Prairie Christian CenterPre-Application Meeting
September 25, 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 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: Prairie Christian Center, Jeff Dickerson
Project Proposal: 1,000 Seat Church Sanctuary and accessory uses.
Project Location: 501 103rd Ave. NE
Zoning: Commercial (C-1) Chapter 17.26
and Setbacks: Minimum lot size: 5,000 square feet.
Side yard setbacks – 10 feet
Rear yard setbacks – 20 feet
Front yard setbacks – 15 feet
Maximum height of buildings shall be 40 feet.
A church is allowed in the C-1 zone as a special use listed in Chapter 17.66.
Parking: Chapter 17.72 In the case of two or more uses in the same building, the total requirements for off-street parking shall be the sum of the requirements for the several uses
computed separately. These requirements shall be regarded as the minimum, however, the owner shall be responsible for providing adequate amounts and arrangement of space for the premises,
even if it is in excess of the minimum. For a church, and places of assembly, one (1) stall for each 10 occupants, based on the maximum occupant load per the Uniform Building Code.
City of Yelm Development Guidelines require that parking be paved. Parking plan shall be submitted with Site Plan Review.
Ingress/Egress:
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Proposed access is off 103rd. Ave. The number of accesses allowed is based on width
of frontage.
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 is for separation of pedestrians from streets and parking.
A church requires Type III landscaping along the street frontage, and throughout the required front yard area, and Type II landscaping between the required front yard area, and improvements
on the property and along interior property lines, unless a more stringent requirement is specifically identified in a land use district.
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. Applicant is encouraged to contact Lemay Inc., to assure truck access to refuse area.
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. The Ordinance lists new pm peak trip by type of land use, and the formula is based on square footage. If the new sanctuary is constructed on this site, a credit
will be given for the existing square footage of the existing building. For a church, the new trip generation amount is .72. To determine the projects impact and fee, use the following
formula for the use proposed: TFC payment required at building permit issuance.
New Trip Generation Rate x gross floor area ? 1,000 x $750.00 = TFC
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 is required.
Application
and Process:
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.
Site Plan Review, Chapter 17.84, with environmental checklist is an administrative process, with staff recommendations for conditions of approval presented to the Hearing Examiner.
Minimum application requirements are located in Section 17.84.060, and 17.66 and are listed on the application form. A project of this size can expect completed review in approximately
12 - 18 weeks. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit.
Following land use approval, civil drawings are required, and 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.
Other:
The site has several environmental concerns. The property borders Yelm Creek, which is a shoreline of the state. Any construction or development within 200 feet of the ordinary high
water mark will require a Shoreline Substantial Development Permit.
A major portion of the site is located within the 100 year floodplain. Chapter 14.32.250, sewer service does not allow for connection to City Sewer service when projects lie within
a flood plain.