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PL 042606 GMS Const Longmire City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597  Pre-Application Meeting April 26, 2006 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: GMS Construction Project Proposal: Construct 15 townhouse units Project Location: 304 SE Longmire Road Zoning and Setbacks Zoning: High-Density Residential District (R-14) A maximum of 14 units per acre, and a minimum of 6 units per acre. Townhouse development density bonus: Twenty-five percent in the high-density district (R-14), rounded to the nearest whole number; provided, that three of the four following environmental and recreational amenities are met: a. Develop and equip significant recreational areas within the common open space with such features as, but not limited to, swimming pools, tennis courts, bike or pedestrian path systems or children’s play areas, b. Substantial retention of natural groundcover, bushes and trees, c. Landscape the on-site drainage retention facility as per Chapter 17.80 YMC and link with pedestrian path system for passive recreation, d. Provide substantial and exceptional landscaping in excess of the requirements of Chapter 17.80 YMC either in addition to or in lieu of natural landscaping. Setbacks: Front yard: on collector street 25 feet Side yard: minimum 10 feet Rear yard: 25 feet Maximum building coverage 50% Maximum development coverage 75% Maximum building height: 35 feet. 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 parking; Residential units require 2 off-street parking areas per dwelling unit. If using a shared parking area, 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 Longmire Road. Access to the project from Longmire Street will be required to align with Berry Valley Road, near the southern property line. Landscaping: Chapter 17.80, Type II, III, IV & 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. 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 is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. Type III landscaping would be required along Longmire Road. 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. (if required) 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. A multi-family unit creates .60 new pm peak hour trips. This buildings previous use was a single-family residence. A credit should be issued for the existing traffic generation. To determine the projects impact and fee, use the following formula for the use proposed: ((Peak PM Trip Rate * unit) = $450.00 per unit Credit one single family residence: 1.01 x $750.00 = $757.5 credit. . 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. Open Space All residential developments are required to provide 5% of the gross area in open space or pay a fee in lieu of. Open space shall be dedicated and have the following attributes and characteristics: Environmental interpretation or other education; Park, recreational land, or athletic fields; Off-road footpaths or bicycle trails; or Any other use found by the City to further the purposes of this chapter. SEPA An environmental checklist is required for four (4) or more dwelling units. Application and 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 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. Other Thurston County Health Department Review may be required if any wells and/or septic systems are located on or within 100' of property. All wells and septic systems within 100' of the property must be shown on preliminary plat drawings. Any existing wells and septic on site must be abandoned, and any water rights deeded to the City. State and federal laws regulate the demolition of buildings containing asbestos and/or lead paint. State law (Chapter 173-425 WAC) defines land clearing burning as outdoor burning of trees, stumps, shrubbery, or other natural vegetation from land clearing projects. Olympic Region Clean Air Authority (ORCCA) issues land clearing permits for burning. The applicant shall contact the ORCAA, 2940-B Limited Lane NW, Olympia, WA 98502, (360) 586-1044 to secure any necessary permit(s) for the removal of materials containing asbestos and/or lead paint, and for land clearing burn permits. Prior to issuance of a city building permit the applicant shall demonstrate compliance with any ORCAA requirements, and prior to any demolition, proof of compliance with ORCAA and a City demolition permit is required.