Phill sub plan notesPre- Application Meeting
January 26, 2005
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: Dan and Rick Barr
Representative: Robert Connolly
Project Proposal: Subdivide 9.21 Acres into 8 Commercial Lots
Project Location: South side of Hwy 507, east of 5 Corners intersection
Zoning: Heavy Commercial (C-2) Chapter 17.27
and Setbacks: Minimum lot size: 5,000 square feet.
Side yard setbacks – 10 feet
Rear yard setbacks – 20 feet
Front yard setbacks – 15 feet
Maximum height of buildings shall be 40 feet.
Ingress/Egress:
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Ingress and egress into the site shall be reviewed for safety and concurrency. Each
lot within a proposed subdivision shall be served by a street built to City standards.
The subdivision code, Chapter 16.16.090 requires that the layout of streets shall provide for continuation of streets existing in adjoining subdivisions. When adjoining property is
not subdivided, streets in the proposed plat shall provide access to such unplatted property.
Each lot must be a minimum of 5,000 sq. ft. Such area shall not include any panhandle access. Any panhandle access shall have a minimum width of twenty feet.
In this proposal, 5 of the lots do not meet the 5,000 sq. ft. regulation.
Landscaping: Chapter 17.80, Type III, and V.
The following landscaping requirements are for the short subdivision only. Full site landscaping shall be required as each parcel develops.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.
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. The TFC shall be determined by use, at time of application for development.
Based on the nature of the commercial subdivision, and the access off State Hwy 507, a Traffic Impact Analysis will be required. A scoping meeting will be needed to discuss the basis
for this analysis.
SEPA:
An Environmental Checklist and Traffic Impact Analysis is not required for this short subdivision.
Application
and Process:
Short subdivision Chapter 16, A short subdivision is an administrative land use approval. Minimum application requirements are located Section 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.
Improvements to State Hwy 507 requires review and approval from the Washington Department of Transportation. This could take up to 9 months.
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.