Prairie Plaza IIPresubmission Meeting
January 8, 2003
***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.
Applicant: Geoff Sherwin, Apex Engineering
Owner: Frank Witt
Project Proposal: Commercial Development, 4 - 240’ x 50’ Office/Retail buildings.
Project Location: East side of Plaza Drive
Zoning: Commercial (C-1) Chapter 17.26 & Heavy Commercial (C-2) 17.27
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.
The site had received binding site plan approval in May of 1994. In 1996, the site plan was amended. The binding site plan approval expired in August 2001.
Parking: Chapter 17.72. Business offices require one parking space per 300 sq. ft. of gross floor area (GFA). Retail establishments require one parking space per 250 sq. ft. of GFA.
Other uses have different parking requirements. The number of stalls required may change when the use is determined. City of Yelm Development Guidelines requires 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. Ingress and egress into the site shall be reviewed for safety and concurrency.
Landscaping: Chapter 17.80, Type II, III, IV, and V.
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 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.
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. TFC payment required at building permit issuance. 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:
Retail: 5.59 x 12,000 sf = 67,080 ÷ 1,000 = 67.08 x $750.00 = $50,310.00
Office: 2.30 x 12,000 sf = 27,600 ÷ 1,000 = 27.60 x $750.00 = $20,700.00
If the proposal creates more that 20 new pm peak trips, a traffic impact analysis prepared by a Washington State Licensed Engineer shall be required.
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. A scoping meeting with the City is required for the preparation of the TIA.
SEPA: Environmental checklist is required, with a Traffic Impact Analysis is required.
Application
and Process:
Binding Site Plan / Short Subdivision and Site Plan Review
Chapter 16 and Chapter 17.84, with environmental checklist is an administrative process. Minimum application requirements are located in Section 16.12 and 17.84, and are listed on the
application form. A project of this size can expect completed review in approximately 16 - 18 weeks. Land
use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit.
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.
Other: Design Guidelines – the City of Yelm has design guidelines for its commercial areas. The attached checklist must be submitted at time of application with responses on how each
guideline requirement is met.
DESIGN GUIDELINES - Yelm Avenue and Plaza Drive
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.
X
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 Yelm Avenue and Plaza Drive
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.
X
IV.B.(1)
Reduce scale of large buildings.
X
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.
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.
X
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.