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092210 Conley VanTrump City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting September 22, 2010 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: Karen Conley Project Proposal: Development of a .28 acre parcel located at 105 SE Van Trump Ave. Zoning and Setbacks The property is zoned Central Business District (CBD), Chapter 17.24 YMC. This district allows for commercial uses, as well as all residential uses provided the development occurs on existing lots of record, one acre or less. Density allows up to 16 units per acre. The lot size is .28 acres. This would allow for up to 4 dwelling units. Site plan review is required if more than two dwelling units, or a commercial use is proposed. Dividing the parcel into two or more lots requires a short subdivision. SEPA An environmental checklist is not required provided the proposal does not create 4,000 sq. ft. or 20 or more parking stalls, or the subdivision creates 9 or less lots. Critical Areas All of Yelm is considered a critical aquifer recharge area. The City critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas. Parking Chapter 17.72 Single family and multi-family requires 2 stalls per unit. Commercial parking requirements are based on the specific use. Building Location and Height Buildings and structures shall be located, arranged and designed so as to promote, enhance and provide continuity with existing rights-of-way, roads, streets, alleys, parks, sidewalks, bikeways and landscaping on adjacent lots. Maximum height of buildings shall be 35 feet. 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 by Van Trump. If the alley is proposed for driveway access, the alley will be required to be paved. Site Plan Review and short platting requires on site landscaping, which includes a perimeter landscape, and landscaping around buildings, planter strips with street trees, parking lot landscaping and landscaping around stormwater treatment if necessary. 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. Traffic The City has adopted a Transportation Facility Charge (TFC) of $1,321.00 per PM peak trip. The Code provides a default table that the applicant can use to determine new PM trips generated. For a single family home, the trip generation rate is 1.01. For a multi-family unit, the trip rate is .60 per unit. Commercial trip generation is determined by use. To determine the projects impact and fee, use the following formula for the use proposed: ((Peak PM Trip Rate * dwelling unit) $1,321.00 = TFC Example: 1.01 * $1,321.00 = $1,334.21 single family residence .60 * 1,321.00 = $792.60 per unit (multi-family) 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. Water The proposed site is currently connected to the City of Yelm’s water system. The water service is for the existing dwelling unit. Any additional construction on this site require additional water connections. If additional water connections are needed, commercial water connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $5,036 per connection (fee subject to change) inside city limits. Water fees are payable at building permit or tenant permit issuance. At present, the City is unable to make a finding of concurrency for new water connections. A complete building permit application may be submitted, however the City cannot assure when it can be issued. The State Building Code at Section 19.27.097 RCW requires evidence of water availability and the issuance of a building permit by the City of Yelm is the City’s commitment to serve a proposal with potable water. Sewer The proposed site is currently connected to the City of Yelm’s STEP sewer system. A STEP tank is located at the rear of the property and serves the existing mobile home and a house on the adjacent lot. Additional sewer connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $6,050 per connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a connection will also be required. Additional connection fees are payable at building permit issuance. Fire All projects need to have fire protection for the buildings. This will be reviewed by the Building Official during the site plan review process. Stormwater The City of Yelm has adopted the 1992 Department of Ecology Stormwater Manual for Western Washington. This manual along with the adopted city policies will be used to regulate the design of stormwater facilities. All street improvements must have stormwater mitigation designed for the improvements. Street Improvements Site Plan Review and Short Plat requires frontage improvements. Van Trump Avenue is classified as a “Local Access Commercial” roadway. A request for a deferral of frontage improvements may be submitted. ADA Requirements The American Disabilities Act required that facilities are ADA accessible. Facility improvements will have to meet current code. Review of these improvements will be determined upon further review of the civil and architectural plans. Application and Process Site Plan Review, Chapter 17.84, and Short Plat Chapter 16.12 are an administrative process. Minimum application requirements are located in Sections 17.84.060, 16.12.30 and are listed on the application forms. A project of this size can expect completed review in approximately 8 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 building plans for approval.