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VFW City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597  Pre-Application Meeting March 31, 2004 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: Carl Provine, VFW Project Proposal: Construct a 30 x 60 addition adjacent to existing building. Project Location: 16733 103rd Ave. Yelm Zoning and Setbacks The property is zoned R-6 Moderate Density Residential (R-6), Chapter 17.15 YMC. This district allows fraternal organizations, lodges, and private clubs to be located in the residential zone, as a special use. When the property was annexed into the City, a special use permit was never issued. To expand this special use, a Special Use Permit and Site Plan Review is required. 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 Places of assembly without fixed seats requires one stall for each 10 occupants, based on the maximum occupant load per the Uniform Building Code. Estimated calculations show the occupant load with the addition to be 200, which requires 20 parking stalls. A parking plan shall be submitted to the Community Development Department for review and approval at 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 103rd Street. Accesses shall be reviewed for safety and visibility. Landscaping: Chapter 17.80, Type I, II, III, IV & V 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 between this site and the residential use along the east property line. 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 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 north property line, and also the west property line from the ball field to 103rd. 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 with frontage improvements. 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. When a use is not listed in the table, the Institute of Transportation Engineers Trip Generation Manual. (ITE). For a Lodge/Fraternal organization, the trip generation is determined by members. The trip generation rate per member is .03. ((Peak PM Trip Rate * # of members) * $750.00 = TFC Example: .03 x 100 members = 3.00 x $750.00 = $2,250.00 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. SEPA An environmental checklist is required when the proposal creates 4,000 sq. ft. or more than 20 parking stalls. Application and Process A Special Use Permit requires a public hearing before the hearing examiner. 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 civil and building plans for approval.