cc-111401 JackinboxPre-Application Meeting
November 14, 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 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: Jack in the Box, Charlie Patton
Representative: Tom Spader, Freiheit & Ho Architects
Project Proposal: Construct a Jack in the Box Restaurant
Project Location: Southwest corner of Yelm Ave & Vancil Rd - Safeway Pad
Zoning and Commercial (C-1), Chapter 17.26.
Setbacks: Minimum Lot/Pad Size - 5,000 sq. ft.
Setbacks: Front yard - 15' from R-O-W
Rear Yard - 20'
Side yard - 10'
Parking: Chapter 17.72. - 1 stall per 200 sq ft of gross floor area plus one loading and unloading zoning, measuring a minimum of 12' wide, 14' high and 45' long. The requirements for
off-street parking and their design shall be regarded as the minimum; however, the owner or developer shall be responsible for providing adequate amounts and arrangement of space for
the particular premises even though such space or its arrangement is in excess of the minimum set forth.
Landscaping: Chapter 17.80, Type II, III IV, and V.
Type II landscaping is used to provide visual separation of 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 III landscaping provides visual relief where clear sight is desired. This landscaping includes street trees and vegetation required in the planter strips along the property frontage
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 is needed for any above ground stormwater facilities.
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. The applicant shall contact Lemay Disposal, to assure adequate access for refuse pick-up.
A conceptual landscaping plan is required with application for Site Plan Review. Final landscaping and irrigation plan is required as element of civil drawings.
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 or if the type of use is not on the default table the Trip Generation Manual, 5th Edition, Institute of Transportation Engineers shall be used to determine new pm
peaks hour trips. To determine the projects impact and fee use the following formula for a Fast Food Restaurant:
18.27 new pm peak hour trips per 1000 sq. ft.
18.27 x sq. ft. ÷ 1000 x $750.00 = TFC
Example
18.27 x 2880 sq. ft. ÷ 1000 x $750.00 = $39,463.20
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. A traffic analysis was completed for the Safeway proposal. A letter amending that study in regards to your proposal, may
be acceptable.
SEPA: A Mitigated Determination of NonSignificance was issued with the Safeway Proposal. If the project is consistent with the previous environmental evaluation an Environmental Checklist
may not be required.
Application
and Process: Site Plan Review, Chapter 17.84
Site Plan Review 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 14 - 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.
Other: Design Guidelines - attached checklist for applicable guidelines.
The site is located in the Auto-Oriented District.
The Design Guidelines for new development on corner lots at street intersections require the applicant to enhance the property’s visual qualities at the corner. The previous applicant
proposed to enhance the corner with a rock wall, to match the opposite corner, and to provide a “pedestrian park”. These enhancements were acceptable to the City, and would be acceptable
for this proposal as well.
The City must approve the location of the building footprint and its design for compliance with the Design Guidelines. A statement describing how each guideline has been satisfied and
Architectural drawings must be submitted with the Site Plan application.
DESIGN GUIDELINES - Jack in the box
Project Review Checklist - Auto Oriented Designation
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.
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.
X
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.
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.
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 1200 feet
X
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 on street frontage.
III.B.(1)
Minimize driveway impacts.
X
III.C.(1)
Meet requirements for location of parking lots on pedestrian-oriented streets.
DESIGN GUIDELINES
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.