Honroth PresubPre-Application Meeting
September 19, 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: Eric Honroth
Representative: Herman Christian, John L. Scott
Project Proposal: Family Amusement Center / Sports Center 14,400 sq. ft. (
Project Location: Corner of Yelm Highway and Bald Hills Road
Zoning and Commercial (C-1), Chapter 17.26, and Heavy Commercial (C-2)
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.
A Family Amusement Center is allowed in the C-1, C-2, C-3, and CBD zones.
Parking: Chapter 17.72.
One for each ten occupants, based on the maximum occupant load per the Unified Building Code.
Without complete drawings, it is hard to determine what maximum occupancy would be. At a cursory review, depending on type of building, maximum occupancy could range from 144 to 288.
At this occupancy rate, the building would require between 15 to 30 parking spaces, to include at least one van-accessible handicap space. As our code does not appear to address this
type of use, a parking analysis should be addressed in a Traffic Impact Analysis.
Ingress/Egress:
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. At this site, current access is on Morris Road. A Traffic Impact analysis would be required
to determine access availability on Yelm Avenue, and Morris Road.
Landscaping: Chapter 17.80, Type I, II, III, IV, and V
Depending on a final site plan, landscaping is required around the site perimeter, parking areas, building, and storm water facility. Perimeter landscaping is dependant on the surrounding
property zoning and usage.
Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land use districts.
For this site, Type I landscaping, with a minimum fifteen foot width would be required on the northwest and southwest portions of the property.
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.
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 IV landscaping is needed to provide visual relief and shade in parking areas.
Type V Landscaping provides visual relief in storm water retention/detention areas. The landscaping of the stormwater facility shall be incorporated with all on-site landscaping.
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 new pm peak trip. The Ordinance provides a default table that the applicant can use to determine
new pm trips generated. Our ordinance, and the Trip Generation Manual does not have data for this type of facility. The new trip generation rate must be determined through a Traffic
Impact Analysis.
The following formula would be used to determine the projects impact and fee:
New Trip Generation Rate x gross floor area ? 1,000 x $750.00 = TFC
An Traffic Impact Analysis prepared by a Washington State Licensed Engineer must be submitted to the City for review and consideration.
SEPA: An Environmental checklist will be required if the size is 4,000 or more square feet, or more than 20 parking spaces.
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 12 - 18 weeks. Land use approval typically contains conditions of approval that the applicant
must complete prior to submission of civil drawings, and 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
Depending on final location, different guidelines are applicable. For example, a metal building requires certain design guidelines to be met. Location on a corner parcel also has design
guideline requirements. The City of Yelm Design Guidelines, and Development regulations are available for purchase, to assist the developer in meeting these requirements.
The attached checklist must be submitted at time of application with responses on how each guideline requirement is met.
DESIGN GUIDELINES - Family Amusement Center – Morris Road
Project Review Checklist -
Guidelines Applicable
Guidelines Met
I.A.(1)
Relate development to pedestrian oriented street frontage.
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.
X
I.D.(1)
Reduce impact of service areas and mechanical equipment.
X
I.E.(1)
Integrate biofiltration swales and ponds into the overall site design.
X
I.F.(1)
Enhance the visual quality of development on corners.
X
I.F.(2)
Provide a paved pedestrian walkway from the street corner to the building entrance.
X
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.
X
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
X
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.
X
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.
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.
X
III.A.(1)
Provide access roads through large lots with more than one street frontage.
X
III.B.(1)
Minimize driveway impacts.
X
III.C.(1)
Meet requirements for location of parking lots on pedestrian-oriented streets.
X
DESIGN GUIDELINES family Amusement Center
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.
X
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.
X
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.
X
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.
X
V.J.(2)
Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjacent uses.
X