Huntington
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Pre-Application Meeting
February 4, 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: Doug Huntington
Project Proposal: Convert residence into professional office space
Project Location: 14845 SE Yelm Hwy
Zoning and Setbacks:
Commercial (C-1), Chapter 17.26
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.
This site has a current Site Plan Approval for a motorcycle sales shop and espresso stand. Conversion to a professional office has different land use requirements. Site plan approval
may be amended by the same procedures provided for original site plan approval.
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 for a professional office. A Minimum of
six (6) stalls is required for this project. 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. One access is allowed from Yelm Ave.
Landscaping
Chapter 17.80 YMC codes requires landscaping for new and expanded development to screen incompatible uses, to soften the hardscape between parking lots and buildings as well as streets
and parking lots, to provide shade in parking lots, and to ensure storm water treatment and storage areas are aesthetic.
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 is required along the perimeter property lines.
Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements and
landscaping to provide an attractive setting and overstory canopy. 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. Type III landscaping is required with street frontage improvements.
Type IV landscaping is required in parking areas.
Type V landscaping is required in stormwater retention/detention areas.
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.
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. The enclosure
must be a solid material such as wood or masonry. No refuse container shall be permitted between a street and the front of a building. If this business uses a normal household refuse
pick up, the containers must be kept out of site.
A conceptual landscaping plan is required with site plan review application. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation
prior to occupancy.
Traffic
Chapter 15.40 YMC, Concurrency Management. 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
by the proposed use. A professional office creates 3.68 new trips. A credit shall be given for the existing single family unit
Example: Trip rate x sq. ft. ÷ 1,000 x $750.00
Office: 3.68 x 1,350 = 4,968.00 ÷ 1,000 = 4.97 x $750.00 = $3,726.00
TFC with credit: $3,726.00 - $757.50 = $2,968.50
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 Traffic 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 :
A City Business License is required.
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.
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 - 14845 SE Yelm Ave., Yelm WA 98597
Project Review Checklist - Conversion to professional office
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.
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.
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.
X
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 -
Project Review Checklist
Guidelines Applicable
Guidelines Met
Continued
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.
IV.D.(1)
Enhance buildings with appropriate details.
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.
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.
X
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.
X
V.J.(2)
Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjacent uses.