Gordons Coffee Shop PresubPre-Application Meeting
October 3, 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: Kellie Petersen, Gordon’s Garden Center
Project Proposal: Convert existing storage/house building into a coffee shop.
Project Location: 309 Jefferson, Yelm, WA 98597
Zoning: Central Business District (CBD), Chapter 17.24
“Providing an area for high intensity uses or mixtures of uses for general commercial, retail, service, and multi-Dwelling activities.”
Setbacks: The CBD does not have minimum setback requirements, but building location will need consideration of landscape requirements, parking requirements, and consistency with existing
adjacent, and surrounding uses.
Maximum building height shall be thirty-five (35) feet.
Maximum Gross Floor Area on any single story shall be 20,000 sq. ft.
Parking: Chapter 17.72
Establishments for the sale and consumption of food and beverages require one parking stall per 200 square feet of Gross Floor Area. Based on the drawing submitted, a very rough estimate
seems to be about 1,400 sq. ft. proposed for this use. Seven (7) parking stalls would be required for this use. Since many of the patrons to this establishment will be from the Garden
Center, and possibly parked in the Garden Center parking areas, more research is needed to assure that adequate parking is available.
There is some area outside the fence on Jefferson, where parking could be available. The space is not large enough to allow angled, or straight in parking. The Development Guidelines
4G.110 states that “In all commercial developments, parking areas shall be so arranged as to make it unnecessary for a vehicle to back out into any street.” Parallel parking would be
required. If further research finds that there is not adequate parking at the entire facility, paving and striping of the parking area on Jefferson, in front of the building, may be
required.
The applicant will need to provide us with the number of parking stalls that are currently available. This would include parking at the Patio Shop building, and in the nursery area.
In determining the number of stalls available, please use the following formula:
* For the gravel area on Fourth Street, take the total square footage of the area devoted to parking and divide by 280. This will give you the number of stalls available for that
area.
* For the paved area at the Patio Shop, please provide a physical count of the stalls available.
90° Parking stalls must be 9’ x 20’, this equals 180 sq. ft. per stall.
Isle-ways between parking must be 23’ wide.
Ingress/Egress:
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Current access to this site is on Jefferson Street, with pedestrian access through the
nursery site.
Landscaping: Chapter 17.80, Type I
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 would normally be required on the northwest side of this site, between the residential use and this proposed use. The applicant
should augment the existing landscaping in this area, to provide more of a sight barrier, such as climbing vegetation.
A conceptual landscaping plan is normally required with application for Site Plan Review. Final landscaping and irrigation plans are also required as element of civil drawings. For
this proposed use, the applicant will be required to show how the landscape buffer between conflicting uses (as stated above) will be met.
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. Applicant to provide information on intended disposal of refuse for this proposal.
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 of 50% would be given for those patrons that are already at the nursery. The new trip generation rate for a miscellaneous retail shop
is 2.4. With the 50% discount, the trip generation rate will be 1.2. Actual gross floor area may change the TFC charge. 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: 1.2 x 1,400 = 1,680 ? 1,000 = 1.68 x $750.00 = $1,260.00
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 not be required for this project.
Application
and Process:
Site Plan Review, Chapter 17.84, with an 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 8 - 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, if civil plans are required, they must be submitted 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 - 309 Jefferson, Gordon’s Nursery Coffee Shop
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
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.
X
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.
II.B.(2)
Provide pedestrian paths or walkways connecting all businesses and the entries of multiple buildings on the same development site.
X
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.
II.D.(1)
Provide, where feasible, pedestrian circulation routes to adjacent uses and transit.
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
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.
III.C.(1)
Meet requirements for location of parking lots on pedestrian-oriented streets.
DESIGN GUIDELINES - 309 Jefferson, Gordon’s Nursery Coffee Shop
Project Review Checklist
Guidelines Applicable
Guidelines Met
III.C.(2)
Meet requirements for parking lot design detail standards.
III.D.(1)
Minimize parking areas through joint use and management.
X
X
III.D.(2)
Encourage structured parking.
III.D.(3)
Reduce impacts of parking garages.
IV.A.(1)
Incorporate human-scale building elements.
X
X
IV.B.(1)
Reduce scale of large buildings.
IV.C.(1)
Architecturally accentuate building corners at street intersections.
IV.D.(1)
Enhance buildings with appropriate details.
IV.E.(1)
Retain original facades.
X
X
IV.E.(2)
Use compatible building materials. (See Building Material Summary Matrix, pg 59)
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.
X
X
V.G.(1)
Develop a site landscape design concept.
V.H.(1)
Provide substantial site landscaping.
X
V.H.(2)
Protect and enhance natural features.
V.I.(1)
Screen all parking lots as required by Chapter 17.80, Landscaping.
V.I.(2)
An alternative to the required perimeter parking area landscaping plan may be submitted.
V.I.(3)
Provide internal parking lot landscaping.
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.