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Oleary City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597  Pre-Application Meeting February 25, 2004 Land Use Comments 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: Ronald O’Leary Project Proposal: Construct 14 multifamily units Project Location: 304 SE Longmire Road Zoning and Setbacks Zoning: High-Density Residential District (R-14) Setbacks: Front yard: 15 feet, with a minimum 20-foot driveway approach Side yard: minimum 10 feet Rear yard: 25 feet Maximum building coverage 50% Maximum development coverage 75% Maximum building height: 35 feet. Parking The requirements for off-street parking 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 is in excess of the minimum set forth. Chapter 17.72 Residential units require 2 off-street parking areas per dwelling unit. A parking plan shall be submitted to the Community Development Department for review and approval a the time of application for site plan review. All required parking areas must be paved, striped and landscaped. Ingress/Egress Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, section 4B.140. Existing vehicular access to the site is located on Longmire Road. Access to the project from Longmire Street will be required to align with Berry Valley Road, near the southern property line. Landscaping: Chapter 17.80, Type II, III, IV & 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 would be required along the perimeter property line. Type II landscaping is charactorized 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 is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. Type III landscaping would be required along Longmire Road. 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 IV landscaping is intended to provide visual relief and shade in parking areas. At least 24 square feet of landscape development for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction. Each planting area must contain at least one tree. Live groundcover shall be provided throughout each landscaping area. No parking stall shall be located more than 50 feet from a tree. Type V landscaping is required in storm water retention areas, if required. 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 the application for site plan review. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to occupancy. The refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be screened with an enclosure of a material and design compatible with the overall architectural theme. A six foot wall or fence shall enclose any outdoor refuse collection point. The fence shall be a solid material such as wood or masonry. Traffic The City has adopted a Transportation Facility Charge (TFC) of $750.00 per PM peak trip. The Code provides a default table that the applicant can use to determine new PM trips generated. A residence creates 1.01 new pm peak hour trips. This buildings previous use was a single-family residence. A credit should be issued for the existing traffic generation. To determine the projects impact and fee, use the following formula for the use proposed: ((Peak PM Trip Rate * Gross Floor Area)/1,000) * $750.00 = TFC Example: 1.01 x $750.00 = $757.50 per dwelling unit. Credit one residence. If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance, and analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. Open Space All residential developments are required to provide 5% of the gross area in open space or pay a fee in lieu of. Open space shall be dedicated and have the following attributes and characteristics: Environmental interpretation or other education; Park, recreational land, or athletic fields; Off-road footpaths or bicycle trails; or Any other use found by the City to further the purposes of this chapter. SEPA An environmental checklist is required for four (4) or more dwelling 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 project of this size can expect completed review in approximately 12 to 14 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.