SusieBakermultifamPre-Application Meeting
December 11, 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: Susie Baker
Project Proposal: Multi-Family Units.
Project Location: Berry Valley Road
Zoning: High-Density Residential District (R-14), Chapter 17.18, Single Family or Duplex, and apartments up to 12 units. A Mixed Use Planned Development would allow for a 25% density
increase if certain requirements are met.
Maximum Building Height - 35'
Maximum Building coverage - 50%
Maximum development coverage - 75%.
Setbacks: Front - 25'
Rear – 25’
Side - 10'
Parking: Chapter 17.72. Minimum parking requirements - 2 stalls per unit.
*On this property, a single family or duplex residence can be constructed, with water and sewer hook-ups. Anything more than a duplex would require the following improvements.
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 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 cannot be counted towards open space requirements.
As proposed on the site plan, you would need to provide 3,787.72 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 school mitigation agreement. Current mitigation fees for apartments are
$1,625.00 per unit.
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 the use proposed:
.60 new trips x unit x $750.00 = TFC ( $450.00 per unit.)
.60 X 12 = 7.2 X $750.00 = $5,400.00
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 if the project creates more than 4 units.
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. A mixed use
planned development requires a public hearing before the hearing examiner.
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.