Sojak Auto SalesPre-Application Meeting
June 5, 2002
***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: Jesse & Cheryl Sojak
Project Proposal: Auto Sales Lot (Park & Sell)
Project Location: 10609 Morris Road, Southwest corner of Hwy 507 and Morris 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'
Flanking Yard - 15' from R-O-W
Maximum height of buildings shall be 40 feet.
17.84.010 Generally
A. Site plan review and approval shall be required prior to the use of land or building for the location of any commercial, industrial or public building or activity, including environmental
checklist review, and for the location of any building in which more than two dwelling units would be contained. Additionally, site plan review shall be required for any allowed, regulated
or special use activity on lands containing a wetland or wetland buffer areas pursuant to the requirements of Chapter 14.08 YMC.
B. Exemptions from site plan review and approval shall be granted by the site plan review committee if:
1. There is no addition of square feet or no additional tenant, or the expansion is for storage only (future conversion of storage area would require compliance with this chapter);
2. The proposed use is similar as classified by the Standard Industrial Code Classification Manual;
3. The building has been occupied within the previous 18 months.
Conversion of residential requires Site Plan Review.
Parking: Chapter 17.72, off-street parking for auto sales in 1 stall for each 400 sq. ft. of floor sales. If you do not have an office, you should allow at least 2 stalls, one for sales
person, one for customer, based on customer meeting sales person at the site. The car storage are must also be paved. Yelm Development Guidelines require all parking to be paved.
Ingress/Egress:
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Existing full access is from Morris Road. A right in, right out may be allowed on Yelm
Ave.
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. Whenever a non-residential activity is proposed adjacent to a
residential zone or use, a minimum fifteen (15) foot buffer area of Type 1 landscaping shall be provided along the property boundary between the uses. This landscaping will be required
along the south and west property boundaries.
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.
Type III landscaping provides visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements and along pedestrian
walks for separation of pedestrians from streets and parking areas.
Type IV landscaping is needed to provide visual relief and shade in parking areas.
Type V landscaping is required for all above ground storm water facilities.
A conceptual landscaping plan is required with application for Site Plan Review. Final landscaping and irrigation plan is required as element of civil drawings.
If using commercial refuse containers, 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.
SEPA: Environmental checklist is required if the commercial building is greater than 4,000 sq. ft., or the creation of more than 20 parking stalls
Traffic: The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table for auto sales new/used. The table determines
the TFC by sq. ft. of retail space. Since there is not an office proposed, the ITE Trip Generation Manual was used. The new pm peak hour trip rate per employee is .95. If you are
proposing 1
salesperson, then the TFC would be based on one employee. A credit should be given for the existing single family dwelling, which is 1.01 trips. The credit then equals the new trip
rate. A TFC charge would not apply for a “park & sell” type of lot, with one employee. If an office is constructed, a TFC charge would be applied per square footage.
If the applicant feels the proposed use would not generate the default number of trips as designated, an analysis prepared by a Washington State Licensed Engineer can be submitted
to the City for review and consideration.
Other:
Thurston County Health Department Review may be required if any wells and/or septic systems are located on or within 100' of the property. All wells and septic systems on or within
100’ of the property must be shown on the site plan drawings. Any existing wells and septic must be abandoned, and any water rights deeded to the City.
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
Agency (ORCAA) issues land clearing permits for burning.
The applicant shall contact ORCAA, 2940-B Limited Lane NW, Olympia, WA 98502, (360) 586-1044 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 OAPCA requirements.
Application
and Process:
Site Plan Review, Chapter 17.84, with environmental checklist 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 12 - 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 the applicant is required to submit civil drawings 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.
DESIGN GUIDELINES - Sojack – Corner of Morris Road, and Hwy 507
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.
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.
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.
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.
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.
X
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.