UPDATED 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.
R-14 Zone:
Front Yard on collector street: 25-feet
Side Yard: 10 - 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.
A townhouse development can occur with a binding site plan.
Parking: Chapter 17.72 requires residences to provide 2 parking spaces per dwelling unit.
Ingress/Egress: Driveway access to the dwelling units shall be from the alley at the back of the property. The alley shall be paved to City standards.
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 Site Plan 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 multi-family dwelling creates .60 new pm peak hour trips. The TFC charge per dwelling unit is $450.00. 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 binding site plan requires environmental review.
Application/Process
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 takes approximately 16 to 18 weeks.
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.