LongmireKriegsheimPre-Application Meeting
October 16, 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: Alex Kriegsheim,
Dan Longmire, Property Owner
Project Proposal: Construct an espresso stand (business)
Project Location: 14845 SE Yelm Highway
Yelm Municipal Code, Chapter 17.84 Site Plan Review: Site plan review and approval shall be required prior to the use of land or building for the location of any commercial, industrial
or public building or activity. Exemptions from Site Plan review: No addition of square feet; no additional tenant, or if expansion is for storage only; and, the proposed use is similar
as classified by the SICC.
The prior use of the building on this site was residential. To operate a retail sales business on this property is a change of use and Site Plan Review and approval is required for
the entire site.
Zoning: Commercial (C-1) Chapter 17.26
and Setbacks: 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.
Parking: Chapter 17.72 provides guidance for parking requirements. If you are providing seats inside the proposed building, a parking area must be provided. The actual size and number
of seats available would determine the amount of parking needed, as well as providing parking for the residence and any employee parking. 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 Yelm Development Guidelines 4B.140. There are currently at least two driveway accesses into the site. Items to be reviewed regarding
ingress and egress are spacing between the driveways, sight distance, traffic characteristics on the arterial, and storage of vehicles waiting for service. The drive lane for the espresso
stand shall be paved.
Landscaping: Chapter 17.80, Type II
Type II landscaping is used to provide visual separation of compatible uses. An 8-foot 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
along the Yelm Highway frontage, and along the western property line. The natural vegetation, trees and bushes should be left, and qualify as the perimeter landscaping in the areas
they are located. Also, the Type II landscaping is required around the commercial building. Usually, this is a minimum of 5 feet. In this instance, a landscape averaging may be used.
A conceptual landscaping plan is required with application for Site Plan Review. Final landscaping and irrigation plan is required as element of civil drawings.
When service areas are visible from the sidewalk or adjacent properties, the areas must be screened. Refuse area must be large enough to accommodate a dumpster and recycle bin needed
for the business. Refuse areas must be of a material and design compatible with the overall architectural theme. If fencing is used to enclose the refuse area, the fence shall be a
solid material such as wood or masonry rather than chain link fence.
Traffic: The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance does not provide a listed use for an espresso stand, so the ITE Trip
Generation 5th Edition manual is used. This manual also does not list an espresso stand, so the nearest use was determined to be a fast food restaurant with a drive through window (834).
The manual lists the new pm peak trip for (834) to be 36.53 trips per 1,000 sq. ft. 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: 36.53 x 224 =8,182.72 ? 1,000 = 8.18 x $750.00 = $6,137.04
Because this use creates more than 20 new trips during the peak hours, and the location is in an area of “critical” traffic movement, a Traffic Impact Analysis (TIA) will be required.
Items to be addressed in the TIA shall include, but limited to; analysis of traffic movement, whether impacts will require road frontage improvements, or why frontage improvements would
not be required, also, this TIA should help determine the number of peak hour trips generated by the project, which in turn may effect the TFC charge.
The analysis must be prepared by a Washington State Licensed Engineer and submitted to the City for review and consideration at time of SPR application.
SEPA: Environmental checklist review is required if the building size is over 4,000 sq. ft., or more than 20 parking stalls are created.
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, 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.
ORCAA: 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.
The site is located in the “Gateway District”. Compatible building materials must be used in any commercial project, subject to the City of Yelm Design Guidelines.
Design Guidelines, IV.E.(2)(i) states: “Requirements for architectural polymers and plastics. Do not use for exterior walls. May be used for signs.”
The espresso stand, located in a greenhouse type structure would not be allowed in the City of Yelm Commercial Districts.
DESIGN GUIDELINES - Espresso Stand
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.
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.
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.
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
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.
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.
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.
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.
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.