The Secret GardenPre-Application Meeting
January 14, 2004
***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: Dwayne Bockman
Project Proposal: Change of use from retail to services
Project Location: 204 Yelm Ave. East, Yelm WA 98597
Zoning and Central Business District (CBD), Chapter 17.24
Setbacks: Minimum Lot Size - None
Setbacks to be consistent with surrounding businesses.
17.24.050; 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.
Exemptions are allowed when the use is similar as listed in the Standard Industrial Classification Manual.
Parking:
Chapter 17.72 Requirements for off-street parking and loading facilities and their design shall be regarded as the minimum; however, the owner, developer or operator of the premises
for which the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space or its arrangement
is in excess of the minimum set forth in the chapter. A minimum of 1 stall per 300 sq ft of gross floor area is required. Minimum off street spaces required is 4. 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. The building fronts on Yelm Avenue. Access to the back by alley requires that the alley
be paved from second street to the eastern property line.
Landscaping: Chapter 17.80, Type I, II, III, IV
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 parking areas, and building
elevation. This landscaping is used around the perimeter of a site, 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.
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. When the table does not list the exact use, the ITE manual or similar use is used. For a professional office, the trip generation rate is 3.06 per 1,000 sq. ft.
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:
New Trip Generation Rate x gross floor area ? 1,000 x $750.00 = TFC
Example: 3.06 x 1,199 = 3,668 ? 1,000 =3.68 x $750.00 = $2,760.00
Subtract the previous trip generation:
Miscellaneous Retail Sales = 2.4 Trips
2.4 x 1,199 = 2,878 ? 1,000 =2.88 x $750.00 = $2,160.00
New Transportation Facility Charge
TFC for new office - credit for existing retail = TFC
$2,760.00 - $2,160.00 = $600.00
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 project creates 4,000 or more sq. ft., or 20 or more parking stalls.
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 guideline requirement is proposed to be met.
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 Region Clean Air
Authority (OAPCA) issues land clearing permits for burning.
The applicant shall contact the ORCAA, 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 ORCAA requirements.
DESIGN GUIDELINES - 305 SE Yelm Ave., Yelm WA 98597
Project Review Checklist - Remodel to real estate office
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.
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.
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
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.
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.
X
Continued
DESIGN GUIDELINES - 305 SE Yelm Ave., 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.
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.
X
IV.E.(1)
Retain original facades.
X
IV.E.(2)
Use compatible building materials. (See Building Material Summary Matrix, pg 59)
X
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.