Loading...
P Campbell City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting October 13, 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: LeeAnne Campbell Representative: Northwest Custom Homes Project Proposal: Demolish Existing Residence, Construct Multi Family Project Location: 201 3rd Street NW, Corner of 3rd and Jefferson Zoning and Commercial (C1), Chapter 17.26 Setbacks: For residential development in the commercial zone, we use the most similar residential setbacks. Front Yard: 15-feet, with a 20-foot driveway approach Side Yard: Minimum one side 5-feet, total both sides, 12-feet Flanking yard setbacks are 15 feet Rear Yard: 25 feet 17.84.010 Generally – Committee membership. A. Site plan review and approval shall be required prior to the use of land for the location of any commercial, industrial or public building or activity, including environmental checklist review, and for the location of any building in which more than two dwelling units would be contained. Additionally, site plan review shall be required for any allowed, regulated or special use activity on lands containing a wetland or wetland buffer areas pursuant to the requirements of Chapter 14.08 YMC. B. Exemptions from site plan review and approval shall be granted by the site plan review committee if: there is no addition of square feet or no additional tenant, an expansion is for storage only (future conversion of storage area would require compliance with this chapter) and the proposed use is similar as classified by the Standard Industrial Code Classification Manual. This parcel was part of a plat that was recorded in 1916. The house on site was constructed in 1937, and the site has been in use as a residence since that time. The structure was built over the property line, thus consolidated the lots into a single legal lot. 17.26.030 Permitted Use: Apartments at a density of 16 units per acre as part of a mixed use development. All other residential uses are allowed provided the development occurs on existing lots of record, one acre or less. Parking: Chapter 17.72 requires duplexes and multi-family units to provide 2 parking spaces per dwelling unit. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. To use an access on the alley, the alley would be required to be improved. Landscaping: Chapter 17.80, Type II, III, & 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 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 if above ground stormwater treatments are used. 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 final approval. If you are providing a common refuse area, the 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. A Multi-family dwelling creates .60 new pm peak hour trips. The TFC charge per unit is $450.00 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: The project is exempt from Environmental Review for the construction of up to and including four 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 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 civil plans for approval.