Campesino additionPre-Application Meeting
July 24, 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: Juan Campesino
Project Proposal: Construct a 8.6 x 6.6 addition to an existing building.
Project Location: 704 Yelm Ave. SE
Zoning and Commercial (C-1), Chapter 17.26
Setbacks: Minimum Lot Size - 5,000 sq. ft.
Setbacks: Front yard - 15' from R-O-W
Rear Yard - 20'
Side yard - 10'
Maximum height of buildings shall be 40 feet.
“Site plan review and approval shall be required prior to the use of land for the location of any commercial, industrial or public building or activity, including environmental checklist
review, and for the location of any building in which more than two dwelling units would be contained.” “Exemptions from site plan review and approval shall be granted by the site plan
review committee if: there is no addition of square feet or no additional tenant, an expansion is for storage only (future conversion of storage area would require compliance with this
chapter) and the proposed use is similar as classified by the Standard Industrial Code Classification Manual.”
Any addition to this building, other than for storage will require site plan review.
Parking: Chapter 17.72 requires one parking stall for each 200 sq. ft. of gross floor area. City of Yelm Development Guidelines requires that all parking be paved.
Ingress/Egress:
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Proposed access is on Yelm Avenue. This site shall have one full access on Yelm Avenue.
Landscaping: Chapter 17.80, Type I, II, III, IV, and V.
Whenever a non-residential activity is proposed adjacent to a residential zone or use, a minimum fifteen-foot buffer area of Type I landscaping shall be provided along the property boundary
between the uses.
Type I landscaping is intended to provide a very dense sight barrier and
physical buffer to significantly separate conflicting uses and land use districts. This landscaping would be required along the northern property line, where the property adjoins the
residential home.
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 requires an 8’ landscape
strip along property perimeter, and 5’ landscape strip adjacent to the buildings.
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 intended to provide visual relief and shade in parking areas.
Type V landscaping is required is stormwater 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.
SEPA: Environmental checklist is not required, as the project falls within the categorical exemption levels.
Application
and Process:
Site Plan Review, Chapter 17.84, 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 - 16 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, the 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.
DESIGN GUIDELINES - 704 Yelm Ave. SE
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.
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.
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.
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.
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.
III.A.(1)
Provide access roads through large lots with more than one 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.
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.
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.
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.
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.
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.
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.