11.3.04 Planning notes
M E M O R A N D U M
City of Yelm
Community Development Department
Planning Division
Pre-Application Meeting
November 3, 2004
Land Use Comments
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: Kellie Petersen, Gordon’s Garden Center
Project Proposal: Addition of espresso stand inside store, and having Tacos Gaby in the parking lot.
Project Location: 308 Yelm Avevue East Yelm, WA 98597 Tax Parcel Number 64420901300
Zoning and Setbacks
The main store and greenhouse property is identified by the Zoning Code as Central Business District (CBD), which is regulated by Chapter 17.24 YMC.
Minimum Lot Size None
Setbacks Consistent with surrounding businesses.
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.
Site plan review and approval shall be required prior to the use of land or building for the location of any commercial activity. Exemptions are granted when there is no addition of
square feet or no additional tenant, the expansion is for storage only, or the proposed use is similar as classified by the Standard Industrial Code Classification Manual.
Adding the espresso stand inside the building does not trigger Site Plan Review, however, the site must still be reviewed for water and sewer impacts. For the espresso stand in the
building, a grease interceptor is required.
Having Tacos Gaby locate in the parking area does trigger Site Plan Review, as it would be an additional tenant. Site Plan Review requires the entire site to be brought up to current
code standards.
For Tacos Gaby to locate on the site, the following items are required:
Parking
Chapter 17.72 YMC provides requirements for off-street 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.
In the case of two or more uses at the same site, the total requirements for off-street parking facilities shall be the sum of the requirements of the several uses computed separately.
Retail requires one stall per 250 sq. ft. of gross floor area, with a minimum of eight spaces. The patio shop requires a minimum of 20 stalls. The “seed” shop requires 12 stalls.
Food and beverage establishments require one stall per 200 sq. ft. of gross floor area.
A parking plan shall be submitted to the Community Development Department for review and approval at the time of application for site plan review. All required parking areas must be
paved, striped and landscaped.
Ingress/Egress
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. The current access is located on Yelm Avenue, and Third Street. No additional access
will be allowed.
Landscaping
Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land use districts. Type I landscaping is characterized
by a 15-foot landscape buffer with any combination of trees, shrubs fences, walls, earthen berms and related plant material, provided that the resultant effect is sight-obscuring from
adjoining properties.
Type I landscaping is required where the adjacent use is residential.
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 charactorized by an 8 foot landscape strip between uses and a 5 foot strip around buildings of any combination of evergreen and deciduous trees (with no more than
50 percent being deciduous), shrubs, earthen berms and related plant materials or design features may be selected; provided, that the resultant effect is to provide partial screening
and buffering between uses and of softening the appearance of streets, parking and structures.
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 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 IV landscaping is intended to provide visual relief and shade in parking areas.
At least 24 square feet of landscape development for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet
in any direction. Each planting area must contain at least one tree. Live groundcover shall be provided throughout each landscaping area. No parking stall shall be located more than
50 feet from a tree.
Type V landscaping is required in storm water retention areas, if required.
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.
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. Existing vegetation may be retained to fulfil landscaping requirements and could satisify landscaping requirements, if the purpose of each type of landscaping
is met or exceeded.
Traffic
The City has adopted a Transportation Facility Charge (TFC) of $750.00 per PM peak trip. The Code provides a default table that the applicant can use to determine new PM trips generated.
For the Tacos Gaby, it was determined that a Fast Food Restaurant without drive-through window was a similar use. The trip generation rate is 107.34 per
1,000 square feet. To determine the projects impact and fee, use the following formula for the use proposed:
((Peak PM Trip Rate * Gross Floor Area)/1,000) * $750.00 = TFC
Example: 107.34 x 100 =10,734 ÷ 1,000 =10.73 x $750.00 = $8,047.50
If the applicant feels the proposed use would not generate the default number of trips as designated in the Concurrency Code, an analysis prepared by a Washington State Licensed Engineer
can be submitted to the City for review and consideration.
State Environmental Policy Act
An environmental checklist is not required for this project.
Application and Process
Site Plan Review, Chapter 17.84 YMC, is an administrative process. The 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
Design Guidelines - the attached checklist must be submitted at time of application for Site Plan Review (if required), with written responses on how each guideline requirement is proposed
to be met.
DESIGN GUIDELINES - 308 Yelm Ave. E, Yelm WA 98597
Project Review Checklist
Guidelines Applicable
Guidelines Met
I.A.(1)
Relate development to pedestrian oriented street frontage.
X
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.
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.
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.
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.
Continued
DESIGN GUIDELINES - 308 Yelm Ave. E, Yelm WA 98597
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.
X
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.
X
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.
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.
X
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.
X
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.