JCH DevelopmentPre-Application Meeting
April 17, 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 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: JCH Development
Representative: Craig Steepy, SCA
Project Proposal: Retail/Multifamily complex. 96 residential, 30,000 sq. ft. retail
Project Location: Corner of Burnett and Hwy 510
Zoning: Commercial (C-1) Chapter 17.26 and Mixed Use Planned and Setbacks: Development, Chapter 17.45.
The C1 zones allows apartments at a density of 16 units per acre, as part of a mixed use development.
Minimum lot size: 5,000 square feet.
Side yard setbacks – 10 feet
Rear yard setbacks – 20 feet
Front yard setbacks – 15 feet
Maximum height of buildings shall be 40 feet.
The Thurston County Tax database shows different property lines, and acreage amounts. If you plan to have the retail and residential parcels separate, boundary lines will be adjusted
through a Binding Site Plan.
Parking: Chapter 17.72 Multi-family dwellings require 2 parking spaces per dwelling unit. For 96 units, 192 stalls are required. A Van accessible, handicap stall is required at the
Community Center. City of Yelm Development Guidelines require that parking be paved. Parking plan shall be submitted with Site Plan Review.
Ingress/Egress:
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Proposed access to the retail site is one entrance from Hwy 510, and one entrance from
Burnett Road. Location and allowed entrance onto Hwy 510 will be established by a Traffic Impact Analysis. Access to the residential site is from Burnett Road.
Landscaping: Chapter 17.80, Type I, II, III, IV, and V.
Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting land uses. Type I landscaping will be required along the
north, east, and southern boundary lines of the multi-family site.
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 II landscaping will be required on the east,
west, and southern property lines of the retail site, and interior landscaping around buildings.
Type III landscaping provides visual relief where clear sight is desired. This landscaping is for separation of pedestrians from streets and parking.
Type IV landscaping is used to provide visual relief and shade in parking areas.
Type V landscaping is intended to provide visual relief in storm water retention/detention 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 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.
We suggest that you contact Lemay, Inc. to establish access to refuse sites.
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 a multi-family complex to be 0.60 new trips per unit. For the general retail site 5.59 new trips per 1,000 sq. ft. of
gross floor area, and 6.13 new trips per 1,000 sq. ft. for the restaurant sites. To determine the projects impact and fee, use the following formula for the use proposed: TFC payment
required at building permit issuance.
New Trip Generation Rate x gross floor area ? 1,000 x $750.00 = TFC
Example:
Residential: .60 x 96 units = 57.60 x $750.00 = $43,200.00
Retail: 5.59 x 21,000 = 117,390 ? 1,000 = 117.39 x $750.00 = $88,042.50
Restaurant: 6.13 x 9,000 = 55,170 ? 1,000 = 55.17 x $750.00 = $41,377.50
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 with a traffic analysis is required.
Application
and Process:
Binding Site Plan Review, Chapter 16.32 , includes environmental review. Approval requires a public hearing and approval by the Hearing Examiner. Minimum application requirements are
located 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 receiving a building permit.
Following land use approval, 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.
A Tree and vegetation plan is required if a substantial amount of trees exist on site.
OAPCA: Buildings containing asbestos and/or lead paint are potential environmental and health hazards. State and federal laws regulate the demolition of buildings containing asbestos
and/or lead paint.
State law (WAC 173-425) defines land clearing burning as outdoor burning of trees, stumps, shrubbery, or other natural vegetation from land clearing projects. Olympic Air Pollution
Control Authority (OAPCA) issues land clearing permits for burning.
The applicant shall contact the Olympic Air Pollution Control Authority, 909 Sleater-Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure any necessary permit(s) for the
removal of materials containing asbestos and/or lead paint, and for land clearing burn permits. Prior to issuance of a city building permit the applicant shall demonstrate compliance
with any OAPCA requirements.
Other: Design Guidelines - the attached checklist must be submitted at time of application with responses on how each guideline requirement is met.
DESIGN GUIDELINES - JCH Development, Hwy 507 & Burnett
Project Review Checklist - C-1 – Commercial
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.
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.
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.
DESIGN GUIDELINES JCH Development
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.
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 53)
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.
V.H.(2)
Protect and enhance natural features.
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.
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.