Crawford PresubPre-Application Meeting
August 15, 2001
***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 planning
and/or public works 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: Gregg Crawford, Crawford Construction
Representative: Herman Christian, John L. Scott
Project Proposal: Remodel and addition to existing multi-family, maintaining 3 - 4 dwelling units, with a Dental Clinic.
Project Location: Vancil Road
Zoning and Commercial (C-1), Chapter 17.26
Setbacks: Minimum Lot Size - 5,000 sq. ft.
Setbacks: Front yard - 15' from R-O-W
Rear Yard - 20'
Side yard - 10'
Flanking Yard - 15' from R-O-W
Maximum height of buildings shall be 40 feet.
Parking: Chapter 17.72.
The dwelling units require 2 stalls per unit. 6 - 8 stalls will be required depending on units retained.
The dental facility requires 1.5 stalls per patient treatment room/area, plus one space per employee based on the greatest number of employees on a single shift.
The proposed parking on the East side of the building is not allowed. Chapter 17.72.080 (2) Backing out prohibited.
The proposal as submitted does not have adequate space for required parking and landscaping. Alternatives would be parking in the rear, with an additional entrance/exit to the South.
This would require an easement over Safeway property, and the proposed addition to be reduced to allow room for landscaping and traffic circulation.
If the proponent were to just remodel the rental units, parking would still need to be brought up to current code, requiring 8 parking stalls, improved parking areas with asphalt, concrete
or similar pavement, and landscaping.
Ingress/Egress:
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Current access is on Vancil Road. Access in and out of the site will need to be brought
up to current code requirements.
Landscaping: Chapter 17.80, Type I, II, III, and IV
Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land use districts.
Type I landscaping, with a minimum fifteen foot width is required on the North perimeter of the site, between the Safeway Building, and the site.
Type II landscaping is used to provide visual separation of uses from streets, and compatible uses. Type II landscaping is required around the perimeter of a site, which has compatible
zoning and adjacent to buildings to provide visual separation of compatible use and soften the appearance of streets, parking areas and building elevation.
Type II landscaping, with a minimum of eight feet is required on both the East, and West side of the site.
Type III landscaping provides visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements and along pedestrian
walks for separation of pedestrians from streets and parking areas.
Type III is required on the South side of the site, facing Vancil Road.
Type IV landscaping is needed to provide visual relief and shade in parking areas.
A conceptual landscaping plan is required with application for Site Plan Review. Final landscaping and irrigation plan is required as element of civil drawings.
Refuse: Refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be of a material and design compatible with the overall architectural theme. If
fencing is used to enclose the refuse area, it must be landscaped with sight obscuring vegetation.
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. In this instance, a credit would be given for the existing rental units, and the TFC based
only on the dental practice. The new trip generation rate for a medical/dental office is 3.06. To determine the projects impact and fee use the following formula for the use proposed:
New Trip Generation Rate x gross floor area ? 1,000 x $750.00 = TFC
Example: 3.06 x 1,114 = 3,500.64 ? 1,000 = 3.50 x $750.00 = $2,625.48
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.
SEPA: An Environmental checklist will be required if the addition creates a building size of 4,000 or more square feet.
Application
and Process:
Site Plan Review, Chapter 17.84, with and environmental checklist is an administrative process. Minimum application requirements are located in Section 17.84.060 and are listed on the
application form. A project of this size can expect completed review in approximately 10 - 12 weeks. Land use approval typically contains conditions of approval that the applicant
must complete prior to receiving a building permit.
Following land use approval the applicant is required to submit civil drawings to the Community Development Department for review and approval, and satisfy all conditions of approval.
Upon satisfactory completion of all conditions the applicant can submit building plans for approval.
Other:
Design Guidelines - attached checklist must be submitted at time of application with responses on how each guideline requirement is met.
DESIGN GUIDELINES - 10704 Vancil Road SE
Project Review Checklist - Mixed Use Designation
Guidelines Applicable
Guidelines Met
I.A.(1)
Relate development to pedestrian oriented street frontage.
X
I.A.(2)
Relate development to street fronts (other than pedestrian-oriented streets).
X
I.B.(1)
Minimize visibility and impacts of service areas.
X
I.C.(1)
Take advantage of special opportunities and mitigate impacts of large developments.
I.D.(1)
Reduce impact of service areas and mechanical equipment.
I.E.(1)
Integrate biofiltration swales and ponds into the overall site design.
I.F.(1)
Enhance the visual quality of development on corners.
I.F.(2)
Provide a paved pedestrian walkway from the street corner to the building entrance.
II.A.(1)
All pedestrian paths must correspond with federal, state and local codes for handicapped access, and the Americans with Disabilities Act.
X
II.A.(2)
Provide adequate lighting at the building entries and all walkways and paths through parking lots.
X
II.A.(3)
Develop an on-site pedestrian circulation concept.
II.B.(1)
Provide a pedestrian path at least 60" wide (preferably 96" wide) from the street sidewalk to the main entry.
X
II.B.(2)
Provide pedestrian paths or walkways connecting all businesses and the entries of multiple buildings on the same development site.
II.B.(3)
Provide pathways through parking lots
II.C.(1)
Where street ROW is insufficient to provide adequate sidewalks buildings and other site features must be set back from the public ROW to achieve at least minimum sidewalk widths.
II.C.(2)
Where new streets are developed, provide sidewalks according to minimum standards.
X
II.D.(1)
Provide, where feasible, pedestrian circulation routes to adjacent uses and transit.
X
II.D.(2)
Integrate nearby transit stops into the planning of adjacent site improvements.
X
II.D.(3)
Encourage pedestrian paths from all transit stops through commercial areas to residential areas within 1,200 feet
II.E.(1)
Enhance building entry access.
X
II.F.(1)
Provide pedestrian-oriented open space at key locations.
III.A.(1)
Provide access roads through large lots with more than one street frontage.
III.B.(1)
Minimize driveway impacts.
X
III.C.(1)
Meet requirements for location of parking lots on pedestrian-oriented streets.
X
DESIGN GUIDELINES 10704 Vancil Road SE
Project Review Checklist
Guidelines Applicable
Guidelines Met
III.C.(2)
Meet requirements for parking lot design detail standards.
X
III.D.(1)
Minimize parking areas through joint use and management.
III.D.(2)
Encourage structured parking.
X
III.D.(3)
Reduce impacts of parking garages.
IV.A.(1)
Incorporate human-scale building elements.
X
IV.B.(1)
Reduce scale of large buildings.
X
IV.C.(1)
Architecturally accentuate building corners at street intersections.
IV.D.(1)
Enhance buildings with appropriate details.
X
IV.E.(1)
Retain original facades.
IV.E.(2)
Use compatible building materials. (See Building Material Summary Matrix, pg 59)
X
IV.F.(1)
Treat blank walls that are visible from the street parking or adjacent lot.
IV.G.(1)
Locate and/or screen roof-mounted mechanical equipment so as not to be visible from the street or from the ground-level of adjacent properties.
X
IV.G.(2)
Where practical, locate and/or screen utility meters, electrical conduit and other service and utilities apparatus so as not to be visible from the street.
X
V.F.(1)
Use plant materials that are approved for use in downtown Yelm. Proponents may use other plat materials approved by the City.
V.G.(1)
Develop a site landscape design concept.
X
V.H.(1)
Provide substantial site landscaping.
X
V.H.(2)
Protect and enhance natural features.
X
V.I.(1)
Screen all parking lots as required by Chapter 17.80, Landscaping.
X
V.I.(2)
An alternative to the required perimeter parking area landscaping plan may be submitted.
X
V.I.(3)
Provide internal parking lot landscaping.
X
V.J.(1)
Consider alternative building and parking siting strategies to preserve existing trees.
V.J.(2)
Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjacent uses.