Wallace Commercial Storage
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Pre-Application Meeting
March 3, 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: Ray Wallace
Representative: Herman Christian
Project Proposal: Construct 12,000 sq.ft. Commercial Storage at existing residence
Project Location: 10403 SE Grove Road
Zoning and Setbacks:
Commercial (C-3), Chapter 17.28
Minimum Lot Size – (applies to binding site plan)
Setbacks: Front yard – 15 feet
Rear Yard – 15 feet
Side yard - 15 feet
Maximum height of buildings shall be 55 feet.
17.84.010 Generally – Committee membership.
A. Site plan review and approval shall be required prior to the use of land 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.
Exemptions from site plan review and approval shall be granted by the site plan review committee if: there is no addition of square feet or no additional tenant, an expansion is for
storage only (future conversion of storage area would require compliance with this chapter) and the proposed use is similar as classified by the Standard Industrial Code 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. After review of the use, it was determined that an area to park at the entrance to each bay would be allowed. 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 Grove Road.
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 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
northern property line, where the use is currently 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. Existing vegetation may be used if meets this requirement
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 east and south 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.
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. Warehousing/Storage creates .74 new trips.
Example: Trip rate x sq. ft. ÷ 1,000 x $750.00
Storage: .74 x 12,000 = 8,880 ÷ 1,000 = 8.88 x $750.00 = $6,660.00
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 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.
Shoreline and Flood Zone:
Yelm Creek, a Shoreline of the State is located on the west side of this property. Any construction within 200 feet of the Ordinary High Water Mark will require a Shoreline Substantial
Development Permit.
Yelm Creek has associated wetlands and flood zone areas. No land clearing or fill may occur in the flood zone area. A topographical survey is required to determine the flood zone area.
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 12 to 18 weeks. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving
a building permit.
A Shoreline Substantial Development permit requires additional review, and a public hearing before the Hearing Examiner.
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 (ORCAA) issues land clearing permits for burning.
The applicant shall contact the 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 ORCAA requirements.
DESIGN GUIDELINES - 10403 SE Grove Road, Yelm WA 98597
Project Review Checklist - Construction of Commercial Storage
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.
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.
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.
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.
X
III.D.(3)
Reduce impacts of parking garages.
IV.A.(1)
Incorporate human-scale building elements.
IV.B.(1)
Reduce scale of large buildings.
X
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)
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.
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.
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.
X
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.