Walker shortplatPresubmission Meeting
June 25, 2003
***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: Randall R. Walker
Project Proposal: Short Subdivision of residential parcels
Project Location: Mosman and Edwards, 305/307 Edwards & 306/308 Mosman
Zoning: High-Density Residential (R-14) Chapter 17.18
and Setbacks: No minimum lot size:
Side yard setbacks – 10 feet
Rear yard setbacks – 25 feet
Flanking Yard – 20 feet
Front yard setbacks – 15 feet with 20 foot driveway
Maximum height of buildings shall be 35 feet.
The seperation of the two duplex units would create non-conforming setbacks. The duplex unit facing Edwards would intrude into the rear yard setback area and the duplex unit facing
Mosman would intrude into the side yard setback area. The issuance of a variance would be required in order to divide the property and create a non-conforming setback.
Ingress/Egress:
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140.
Landscaping: Chapter 17.80, Type II, III, and V.
Type II landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas,
and building elevation. This landscaping is used around the perimeter of a site, and adjacent to buildings. Type II landscaping is used around the perimeter of the site to provide
visual separation between compatible uses.
Type II landscaping is characterized by an 8 foot landscape strip between uses and a 5 foot strip around buildings of any combination of evergreen and deciduous trees (with no more than
50 percent being deciduous), shrubs, earthen berms and related plant materials or design features may be selected;
provided, that the resultant effect is to provide partial screening and buffering between uses and of softening the appearance of streets, parking and structures.
Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements and
landscaping to provide an attractive setting and overstory canopy.
Type III landscaping is typified by a six foot landscaping strip with street trees for a large overstory canopy along streets and pedestrian corridors and grass or other approved vegetation
for groundcover. Earthen berms with grass or other vegetative groundcover and other design features may be worked into landscaping provided the resultant effect of providing a pedestrian-friendly
environment and visual relief where clear site is required can be achieved.
Type V landscaping is required in storm water retention areas.
The floor and slopes of any stormwater retention/detention area shall be planted in vegetation that is suitable and will thrive in hydric soils. The landscaping of the stormwater facility
shall be incorporated with all on-site landscaping.
A conceptual landscaping plan is required with application.
SEPA:
An Environmental Checklist is not required.
Application
and Process:
Short Subdivision Title 16, A short subdivision is an administrative land use approval. Minimum application requirements are located in Chapter 16.12 and are listed on the application
form. A project of this size can expect completed review in approximately 12 - 14 weeks.
Preliminary subdivision approval typically contains conditions of approval that the applicant must complete prior to receiving final subdivision approval or permits for construction.
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 preliminary subdivision approval.
Upon satisfactory completion, the applicant submits the final documentation for final plat approval. Final Plat approval takes approximately 8 weeks from the time the City receives
a completed application packet.
Variance Chapter 17.96, Variances are heard by the Hearing Examiner and may be issued if the standards of the Zoning are found to deprive the subject property of privileges enjoyed by
other properties in the vicinity and in the same zoning classification. The hardship must be caused because of special circumstances applicable to the subject property.
At this level of review, it appears that it would be difficult to make a showing for a variance as other duplexes within the R - 14 zoning district meet the setback standards or are
in the same situation as the subject property, with a number of structures on a single parcel.
A Variance application takes approximately 8 to 12 weeks from the time a completed application packet is submitted and may be processed concurrently with the short subdivision.