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PL-092805 Howard Townhouses City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting September 28, 2005 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: Bob Howard Project Proposal: Construct residential units for re-sale Project Location: 207 Stevens Street Zoning and Commercial (C1), Chapter 17.26 Setbacks: For residential development in the commercial zone, we use the most similar residential setbacks. Front Yard on collector street: 25-feet Side Yard: Minimum one side 5-feet, total both sides, 12-feet Flanking yard setbacks are 15 feet Rear Yard: 25 feet 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. Dividing this parcel into individual lots for resale requires a short subdivision. Short subdivision regulations can be found in Chapter 16 of the Yelm Municipal Code. A townhouse development can occur both with a short subdivision or a binding site plan. Parking: Chapter 17.72 requires residences to provide 2 parking spaces per dwelling unit. Landscaping: Chapter 17.80, Type II, & 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. For residential subdivisions, fencing may be used. Type V landscaping is required if above ground stormwater treatments are used. A conceptual landscaping plan is required with the application for Preliminary Plat Review. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to final approval. 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 single family dwelling creates 1.01 new pm peak hour trips. The TFC charge per dwelling unit is $757.50. One of the units would be credited for the previous residential use. 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. Chapter 16 YMC. Subdivision and Chapter 14.12 YMC Open Space All residential developments are required to provide 5% of the gross area in open space or pay a fee in lieu of. For the 15,600 sq. ft. property, 780 sq. ft. of open space would be required. In this instance, the fee in lieu of is appropriate. The fee is $0.77 per sq. ft. or $600.60. SEPA: The short subdivision would be exempt from Environmental Review, the binding site plan would require environmental review. Application/Process Development of the site as a residential subdivision requires Preliminary Short Plat, and Final Plat Approval. Preliminary Short Plat review is an administrative process. Preliminary Plat approval is valid for 5 years. 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. Upon satisfactory completion, the applicant submits the final documentation for final plat approval. Final Plat approval takes approximately 6-8 weeks from the time the City receives a completed application packet. The binding site plan requires a public hearing before the Yelm Hearing Examiner and includes Environmental Review. Once preliminary approval is granted, the applicant has 5 years to install all required infrastructure improvements to serve the pads and apply for final binding site plan approval. A site plan review is required for each pad at the time of development to ensure the proposed building and its use is consistent with the requirements of the zoning code and the approved binding site plan. The environmental determination, preliminary binding site plan, and site plan review are reviewed concurrently and typically takes 16 to 18 weeks, depending on workload. Preliminary approval typically contains conditions of approval that the applicant must complete prior to receiving final binding site plan 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 binding site plan approval. Upon satisfactory completion, the applicant submits the final documentation for final binding site plan.