Dreamtime SignsPre-Application Meeting
February 13, 2002
***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: George Cowles, Dreamtime Signs
Representative: Pat Noffsinger, Co-Owner
Project Proposal: Construct and display greenhouses and accessories for sale
Project Location: 112 Yelm Avenue East
Zoning: Central Business District (CBD), Chapter 17.24
Setbacks: The CBD does not have minimum lot sizes and setbacks. Chapter 17.24 states that structures shall be located so as to promote, enhance, and provide continuity with existing
right-of-ways, roads, streets, alleys, parks, sidewalks, bikeways and landscaping on adjacent lots. The placement of the greenhouses, and other improvements to the site, would need
to stay aligned or behind the existing buildings.
Maximum height of buildings shall be 35 feet.
Parking: Chapter 17.72 requires one parking stall for each 250 sq. ft. of gross floor area, with a minimum of 8 stalls, for a retail establishment. The CBD allows for adjustments to
the minimum parking requirements during site plan review, when it will not create an adverse impact on existing or potential uses adjoining the subject property. A site plan will need
to be submitted, showing all parking proposed, and a sign on the property stating parking available in the rear.
Ingress/Egress:
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Proposed access is on the alleyway behind the site. No vehicle access allowed on Yelm
Ave.
Landscaping: Chapter 17.80, Type II, and IV.
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.
Site plan review typically requires perimeter landscaping. Because of the zoning and placement of this site, perimeter landscaping may not be feasible. Landscaping the entrance from
the parking area, and landscaping around the
temporary structures, would be an agreeable option. A landscaping plan is required with application for Site Plan Review.
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. The Ordinance lists new pm peak trip for miscellaneous retail to be 2.4. 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: 2.4 x 300 = 720 ? 1,000 = .72 x $750.00 = $540.00
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: Environmental checklist may be required, due to environmental issues on site, and any grading over 100 cubic yards.
Application
and Process:
Site Plan Review, Chapter 17.84, with 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 drawings 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 - the attached checklist must be submitted at time of application with responses on how each guideline requirement is met.
Pedestrian pathways, and circulation around the site must be ADA accessible.
Security and vandalism may be a concern. If fencing is a consideration, chain link fencing is not allowed in the CBD.
For public safety, anchoring of the greenhouses must be addressed.
DESIGN GUIDELINES - 112 Yelm East
Project Review Checklist - CBD – Central Business District
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).
I.B.(1)
Minimize visibility and impacts of service areas.
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.
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
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.
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 112 Yelm Ave. E
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.
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.
IV.E.(2)
Use compatible building materials. (See Building Material Summary Matrix, pg 53)
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.
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
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.
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.
X
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.