Wood expressoPre-Application Meeting
January 28, 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: Mike Wood
Project Proposal: Drive through espresso stand
Project Location: 22719430100, Southeast corner of Yelm Ave., and Clark Road
Zoning and Commercial (C-1), Chapter 17.26
Setbacks: Minimum Lot Size - 5,000 sq. ft.
Setbacks: Front yard - 15' from R-O-W
Rear Yard - 20'
Side yard - 10'
Maximum height of buildings shall be 40 feet.
Parking: Chapter 17.72
For an establishment for the sale and consumption of food and beverages, one stall per 200 square feet. For a 240 sq. ft. building, one stall would be required. 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.
In this instance, you will need to provide adequate parking for employees. 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. Safety and traffic movement are a major concern. Access to the site from Yelm Ave. shall
be a “right-in/Right-out”, and full access from Clark Road.
Landscaping: Chapter 17.80, Type I, II, III, IV, and V.
Type I landscaping is intended to provide a very dense sight barrier and physical buffer to separate conflicting uses, and land use districts. Type I landscaping is required along the
southern property line, where the adjacent use is residential.
Type I landscaping is characterized by a 15 foot landscape strip in which any combination of trees, shrubs, fences, walls, earthen berms, and design features provides an effect which
is sight-obscuring from adjoining properties.
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 along 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. Yelm Avenue is complete; this landscaping will apply to the Clark Road area.
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 of a material and design compatible with the overall architectural theme. If a dumpster and recycle bin is used, 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. Refuse area must not be between the front of the building and the street. 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 does not provide a listed use for an espresso stand, so the ITE Trip Generation 5th Edition manual is used. This manual also does not list an espresso stand,
so the nearest use was determined to be a fast food restaurant with a drive through window (834). The manual lists the new pm peak trip for (834) to be 36.53 trips per 1,000 sq. ft.
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
Espresso: 36.53 x 240 = 8,767.20 ÷ 1,000 = 8.76 x $750.00 = $6,575.40
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 if commercial construction is over 4,000 sq. ft., or parking lots over 20 spaces, or any landfill or excavation over 100 cubic yards.
Application and Process:
Site Plan Review, Chapter 17.84, with environmental checklist is an administrative process. 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 12 - 16 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 - Shaffner Espresso.
Project Review Checklist - C-2 – 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.
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.
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.
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.
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.
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.
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.
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.