Wright Antique Coffee
M E M O R A N D U M
City of Yelm
Community Development Department
Planning Division
Pre-Application Meeting
October 15, 2003
Land Use Comments
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: Lori Wright
Project Proposal: Change of use from retail sales to retail sales (antique shop) with a coffee shop
Project Location: 309 Yelm Avevue East Yelm, WA 98597 Tax Parcel Number 22719341901
Zoning and Setbacks
The property is identified by the Zoning Code as Central Business District (CBD), which is reguated by Chapter 17.24 YMC.
Minimum Lot Size None
Setbacks Consistent with surrounding businesses.
Applications to develop, remodel or improve properties and structures within this zone shall require review and approval of a site plan in accordance with Chapter 17.84 YMC. Conversion
of an existing use does not require site plan review provided that there is no expansion (including conversion of storage spaces to usable spaces) and the new use is similar as defined
by the Standard Industrial Code. The SIC identifies both proposed new uses of miscellaneous retail (antique store) and eating and drinking places (coffee shop) as similar to the existing
use of miscellaneous retail.
Parking
Chapter 17.72 YMC provides requirements for off-street parking, as follows:
Retail One stall per 250 square feet of gross floor area, with a minimum of eight spaces.
Coffee Shop One stall per 200 square feet of gross floor area.
A standard 90 degree parking stall is 9 feet by 20 feet with a drive aisle of 23 feet. If a site plan review is required (if the use is expanded), the City of Yelm Development Guidelines
require that parking areas be paved and landscaped.
Ingress/Egress
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. The current access is located on Yelm Avenue and no additional access will be allowed.
Landscaping
If a site plan review is required (if the use is expanded) the landscaping requirements of Chapter 17.80 YMC will be triggered as follows:
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, and adjacent to buildings. Type II landscaping would be required along the side and rear property lines
and adjacent to the building.
Type II landscaping is charactorized by an 8 foot landscape strip between uses and a 5 foot strip around buildings of any combination of evergreen and deciduous trees (with no more than
50 percent being deciduous), shrubs, earthen berms and related plant materials or design features may be selected; provided, that the resultant effect is to provide partial screening
and buffering between uses and of softening the appearance of streets, parking and structures. Fences are acceptable in lieu of the 8 foot landscape strip.
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 III landscaping would be required along Yelm Avenue.
Type III landscaping is typified by a six foot landscaping strip with street trees for a large overstory canopy along streets and pedestrian corridors and grass or other approved vegetation
for groundcover. Earthen berms with grass or other vegetative groundcover and other design features may be worked into landscaping provided the resultant effect of providing a pedestrian-friendly
environment and visual relief where clear site is required can be achieved.
Type IV landscaping is intended to provide visual relief and shade in parking areas.
At least 24 square feet of landscape development for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of
area and must be at least six feet in any direction. Each planting area must contain at least one tree. Live groundcover shall be provided throughout each landscaping area. No parking
stall shall be located more than 50 feet from a tree.
Type V landscaping is required in storm water retention areas, if required.
The floor and slopes of any stormwater retention/detention area shall be planted in vegetation that is suitable and will thrive in hydric soils. The landscaping of the stormwater facility
shall be incorporated with all on-site landscaping.
A conceptual landscaping plan is required with the application for site plan review. Final landscaping and irrigation plan is required as element of civil construction drawings, with
installation prior to occupancy. Existing vegetation may be retained to fulfil landscaping requirements and could satisify landscaping requirements, if the purpose of each type of landscaping
is met or exceeded.
Traffic
The City has adopted a Transportation Facility Charge (TFC) of $750.00 per Peak PM trip. The Concurrency Code provides a default table that the applicant can use to determine new Peak
PM trips generated. An antique shop (mscellaneous retail) generates 2.40 new Peak PM trips per 1,000 square feet of gross floor area. A coffee shop generates 6.13 new Peak PM trips
per 1000 square feet of gross floor area.
This building was previously occupied as a commercial retail business, and 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:
((trip generation rate * gross floor area)/1,000) * $750.00 = TFC
((2.4 x 475)/1,000)*$750.00 = $855.00 (Antique Store)
+
((6.13 x 475)/1,000)*$750.00 = $2,183.81 (Coffee Shop)
-
((2.4 x 950)/1,000)*$750.00 = $1,710.00 (Credit for Existing Use)
Based on this example, the TFC due at tenent improvement would be $1,328.81.
If the applicant feels the proposed use would not generate the default number of trips as designated in the Concurrency Code, an analysis prepared by a Washington State Licensed Engineer
can be submitted to the City for review and consideration.
State Environmental Policy Act
An environmental checklist is not required for this project.
Application and Process
If required (if the use is expanded), Site Plan Review, Chapter 17.84 YMC, is an administrative process. The 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 for Site Plan Review (if required), with written responses on how each guideline requirement is proposed
to be met.
DESIGN GUIDELINES - 309 Yelm Ave. e, Yelm WA 98597
Project Review Checklist - Remodel to antique shop
Guidelines Applicable
Guidelines Met
I.A.(1)
Relate development to pedestrian oriented street frontage.
X
I.A.(2)
Relate development to street fronts (other than pedestrian-oriented streets).
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.
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.
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
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.
X
III.B.(1)
Minimize driveway impacts.
X
III.C.(1)
Meet requirements for location of parking lots on pedestrian-oriented streets.
Continued
DESIGN GUIDELINES - 309 Yelm Ave. E, Yelm WA 98597
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.
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 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.
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.
X
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.
X
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.