Arrowwood mini storagePre-Application Meeting
October 30, 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: Jim Simmons
Project Proposal: Expansion to currently existing Arrowwood Storage.
Project Location: 407 2nd St. SE, Yelm WA 98597
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.
17.84.010 Generally – Committee membership.
A. 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. Additionally, site plan review shall be required for any allowed, regulated or
special use activity on lands containing a wetland or wetland buffer areas pursuant to the requirements of Chapter 14.08 YMC.
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.
History:
The original permission for the storage units was granted in 1993, with conditions of paving the driveway and installing a sidewalk within 2 years. These conditions were never met.
In 1998, the owner wanted to build another building on the premises. The SPR committee determined that a mini-storage was not an allowed use. The owner appealed the decision, and
the City Council determined that a mini-storage was a similar use, based on the precedence that it was allowed in the first place. The City Council then instructed the Planning Commission
to update the zoning code. The owner was encouraged to be a part of that process, as the Planning Commission could changed the conditions for placement of storage units. The owner
was also encouraged to apply for his permit under the standards at that time, so the project would be “vested” under those standards.
In conclusion, the Planning Commission did change the zoning code to allow mini
storage in the C-1 zone, provided they are not located within 500 feet of an urban arterial.
The site of Arrowwood mini storage is approximately 300 feet from Hwy 507, which is an urban arterial. The site then is classified as a non-conforming use. Chapter 17.93.012(A) states
that nonconforming structures shall not be enlarged upon, expanded or extended in a manner which would increase the nonconforming aspects of said structure.
The following are basic requirements, if the site was to be expanded or changed to other permitted uses.
Parking:
Chapter 17.72 provides requirements for off-street parking. Most commercial projects are based on square footage. Example, Retail establishments require one stall per 250 sq. ft. of
GFA. City of Yelm Development Guidelines require that parking areas be paved and landscaped. 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. Current access is located on 2nd Street. No additional access shall be created.
Landscaping: Chapter 17.80, Type I, II, III, IV
Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land use district. A 15 foot Type I landscaping
would be required adjacent to the residential used properties.
Type II landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas,
and building elevation. This landscaping is used around the perimeter of a site of nonconflicting land uses, and adjacent to buildings.
Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and 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 in stormwater retention areas.
A conceptual landscaping plan is required with application for Site Plan Review. A final landscaping and irrigation plan is required prior to building permit issuance.
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. No refuse container shall be permitted between a street and the
front of a building.
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. A credit is given for existing traffic that had been generated by that business. 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
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:
An environmental checklist is required if the increase makes project more than 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 10 to 12 weeks. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving
a building permit.
Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval.
Other : Design Guidelines - the attached checklist must be submitted at time of application, with written responses on how each applicable guideline requirement is proposed to be met.
DESIGN GUIDELINES -
Project Review Checklist -
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).
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.
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.
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.
Continued
DESIGN GUIDELINES -
Project Review Checklist
Guidelines Applicable
Guidelines Met
Continued
DESIGN GUIDELINES -
Project Review Checklist
Guidelines Applicable
Guidelines Met
III.C.(2)
Meet requirements for parking lot design detail standards.
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.
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 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.
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.
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.
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.
V.I.(2)
An alternative to the required perimeter parking area landscaping plan may be submitted.
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.