Christiansen Retail BldgsPre-Application Meeting
March 5, 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.
Proponent: Richard Christiansen
Project Proposal: 12,000 – 15,000 sq. ft. Commercial Retail Buildings
Project Location: 11628 State Route 507 SE
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 In the case of two or more uses in the same building, the total requirements for off-street parking shall be the sum of the requirements for the several uses
computed separately. These requirements shall be regarded as the minimum, however, the owner shall be responsible for providing adequate amounts and arrangement of space for the premises,
even if it is in excess of the minimum. For retail establishments one stall per 250 sq. ft. of gross floor area is required. 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. A traffic Impact Analysis will be required, and this analysis will help to determine
access to and from the site.
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. The Type II landscaping around the perimeter
shall be at least 8 feet, and adjacent to buildings at least 5 feet.
Type III landscaping provides visual relief where clear sight is desired. This landscaping is for separation of pedestrians from streets and parking. Type III landscaping is generally
the planter strips and street trees required with frontage improvements.
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. A six foot
wall or fence shall enclose any outdoor refuse collection point. The fence shall be a solid material such as wood or masonry. Applicant is required to contact Lemay Inc., to assure
truck access to refuse area.
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 by type of land use, and the formula is based on square footage. For a retail establishment, the new trip generation amount
is 7.57. 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: These numbers are for example purposes only
Retail: 7.57 X 15,000 = 113,550 ? 1000 = 113.55 x $750.00 = $85,162.50
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 is required with a Traffic Impact Analysis.
Creek: This site is located on Yelm Creek, which is a Shoreline of the State. The Shoreline Jurisdiction area is 200’ from ordinary high water mark. There is a 50 foot setback from
the ordinary high water mark for any development. Any development over $2,500 in the shoreline jurisdiction area requires a shoreline substantial permit.
The property contains wetlands associated with the creek. Wetlands would have to be delineated and classified as part of the development application. There are ‘no-disturb’ buffers
associated with wetlands, the depth of which
are based on the wetland classification and range from 25 feet to 100 feet.
A portion of the site also include the 100 year floodplain as designated by the Federal Emergency Management Agency (FEMA). Regulations prevent any development which would increase
the base flood elevation, which prohibits any landfill or structures in the 100 year floodplain. Additionally, impervious surfaces and storm drainage facilities are not allowed in the
100 year floodplain.
Application
and Process:
Site Plan Review, Chapter 17.84, with environmental checklist and traffic impact analysis is an administrative process. A Shoreline Substantial Development permit requires a public
hearing before the Yelm Hearing Examiner.
Minimum application requirements for Site Plan Review 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 16 - 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, 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.
Other: Design Guidelines - the attached checklist must be submitted at time of application with responses on how each guideline requirement is met.
DESIGN GUIDELINES - Forbest Plaza Drive and Yelm Ave.
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.
X
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.
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.
X
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.
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
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.