YCOM
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Pre-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: YCOM Networks, Inc.
Project Proposal: Construct 24x20 building, satellite station, and 100 ft. antenna.
Project Location: 208 Washington Street SE, Yelm, WA
Zoning and Setbacks
The property is zoned Central Business District (CBD), Chapter 17.24 YMC.
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.
Radio, television, or telephone stations, exchanges, transmitting, receiving or relay structures are considered a “Special Use”, and allowed in the CBD through the Special Use Permitting
Process.
Buildings and structures shall be located, arranged and designed so as to promote, enhance and provide continuity with existing rights-of-way, roads, streets, alleys, parks, sidewalks,
bikeways, and landscaping on adjacent lots. Maximum height of buildings shall be 35 feet.
Parking
The requirements for off-street parking 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 is in excess of the minimum set forth.
No parking proposed.
Ingress/Egress
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, section 4B.140. Existing vehicular access to the site is located on Washington Street.
Landscaping: Chapter 17.80, Type I, III, V
Special requriement17.80.030. The following uses require Type I landscaping on all sides when located above ground and not housed within a building or accessory to another use, and
if located outside a public right-of-way:
Utility Substation
Sewage pumping station
Water distribution facility
Communication relay station
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 around
the perimeter of this site.
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 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 III landscaping would be required along Yelm Avenue.
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. Earthen berms with grass or other vegetative groundcover and other design features may be worked into landscaping provided the resultant effect of providing a pedestrian-friendly
environment and visual relief where clear site is required can be achieved.
Type V landscaping is intended to provide visual relief in stormwater retention/detention areas.
This property falls within Section IV.E.(2)k of the City of Yelm Design Guidelines. Prohibited materials – the following materials are prohibited in prominent locations visible from
the frontage street: Chain link fencing. The surrounding fence shall be constructed of a solid material.
A conceptual landscaping plan is required with the application for site plan review. Final landscaping and irrigation plan is required as element of civil construction drawings, with
installation prior to occupancy.
SEPA
An environmental checklist is not required provided the proposal does not create 4,000 sq. ft. or 20 or more parking stalls.
Application and Process
A Special Use permit requires a public hearing before the hearing examiner. Minimum application requirements are located in Section 17.66 and are listed on the application form. A
project of this size can expect completed review in approximately 12 to 14 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.
DESIGN GUIDELINES - 208 Washington, Yelm WA 98597
Project Review Checklist
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).
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.
II.A.(2)
Provide adequate lighting at the building entries and all walkways and paths through parking lots.
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.
X
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.
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.
III.C.(1)
Meet requirements for location of parking lots on pedestrian-oriented streets.
Continued DESIGN GUIDELINES -
Project Review Checklist
Guidelines Applicable
Guidelines Met
III.C.(2)
Meet requirements for parking lot design detail standards.
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.
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.
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 plant materials approved by the City.
X
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.
V.I.(2)
An alternative to the required perimeter parking area landscaping plan may be submitted.
V.I.(3)
Provide internal parking lot landscaping.
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.