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Lasher childcare conversionPre-Application Meeting October 8, 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: Raymond and Shelly Lasher Project Proposal: Change of use from residential to Childcare Center Project Location: 210 N Stevens Street Zoning and Commercial (C-1), Chapter 17.26 Setbacks: Minimum Lot Size – 5,000 square feet Side property line – 10 feet Rear property line – 20 feet Front property line – 15 feet A childcare center is an allowed use in the C-1 Zone. Parking: Chapter 17.72 Requirements for off-street parking and loading facilities and their design shall be regarded as the minimum; however, the owner, developer or operator of the premises for which the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space or its arrangement is in excess of the minimum set forth in the chapter. A minimum of 1 stall per employee based on the greatest number of employees, plus a loading and unloading area with storage for 3 cars. City of Yelm Development Guidelines require that parking areas be paved and landscaped. Parking plan shall be submitted with Site Plan Review. Landscaping: Chapter 17.80, Type I, II, III, IV Type I landscaping is intended to provide a very dense sight barrier and physical buffer to separate conflicting uses, and land use districts. Type I landscaping is required around the perimeter of this site, where the adjacent uses are residential. Type I landscaping is characterized by a 15 foot landscape strip in which any combination of trees, shrubs, fences, walls, earthen berms, and design features provides an effect which is sight-obscuring from adjoining properties. 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 parking areas, and building elevation. This landscaping is required along the street frontage portion of the property. Type IV landscaping is intended to provide visual relief and shade in parking areas. A conceptual landscaping plan is required with application for Site Plan Review. A final landscaping and irrigation plan is required prior to building permit issuance. 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. No refuse container shall be permitted between a street and the front of a building. 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. For a childcare center, the trip generation rate is 11.67 per 1,000 sq. ft. This building was previously occupied as a residential dwelling, and a credit is given for existing traffic that had been generated by that business. To determine the projects impact and fee, use the following formula for the use proposed: When and if the addition is constructed, the TFC charge will be based on the square footage of the new construction. New Trip Generation Rate x gross floor area ? 1,000 x $750.00 = TFC Example: 11.67 x 1,200 = 14,004 ? 1,000 = 14.00 x $750.00 = $10,500.00 Subtract the previous trip generation: Single Family Home = 1.01 Trips Example: 1.01 x $750.00 = $757.50 New Transportation Facility Charge TFC for new office - credit for existing residential home = TFC $10,500.00 - $757.50 = $9,742.50 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: An environmental checklist is required if the project creates 4,000 or more sq. ft., or 20 or more parking stalls. 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 project of this size can expect completed review in approximately 10 to 12 weeks. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval.