Busina Planning Notes
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Pre-Application Meeting
December 29, 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: Radka Busina
Project Proposal: Veterinarian Office
Project Location: 412 West Road SE
Zoning and Setbacks
The property is zoned Commercial (C-1), Chapter 17.26 YMC. This district allows veterinary clinic and hospitals as permitted uses subject to site plan review.
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.
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.
Chapter 17.72 Business and professional offices require one (1) space per 300 square feet of gross floor area. Medical and dental clinics require one and one-half spaces per patient
treatment room or area, plus one space per employee based on the greatest number of employees on a single shift.
Yelm Development Guidelines 4G.110 states; “in all commercial and industrial developments, parking areas shall be so arranged as to make it unnecessary for a vehicle to back out into
any street or public right-of-way.
A parking plan shall be submitted to the Community Development Department for review and approval a 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, section 4B.140. Existing vehicular access to the site is located on West Road.
Landscaping: Chapter 17.80, Type I, II, III, IV
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 between
this site and the residential uses along both sides.
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 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 would be required along West Road.
Type II landscaping is characterized 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 would be required as part of frontage improvements to West Road.
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.
The refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be screened with an enclosure of a material and design compatible with the overall
architectural theme. A six foot wall or fence shall enclose any outdoor refuse collection point. The fence shall be a solid material such as wood or masonry.
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 a medical office or clinic, the trip generation rate is 3.06 per 1,000 square feet. A residence creates 1.01 new pm peak hour trips. This buildings previous use was a single-family
residence. A credit should be issued for the existing traffic generation. 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: 3.06 x 1,312 = 4,014.72 ÷ 1,000 = 4.02 x $750.00 = $3,015.00
Credit one residence.
New residence: 1.01 x $750.00 = $757.50
Total: $2,257.50
If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance, and analysis prepared by a Washington State Licensed Engineer
can be submitted to the City for review and consideration.
SEPA
An environmental checklist is not required provided the proposal does not create 4,000 sq. ft. or 20 or more parking stalls, and the development stays outside of the 100 year flood plain.
A survey is required to determine the actual flood plain.
Creek:
This site is located on Yelm Creek, which is a Shoreline of the State. The Shoreline Jurisdiction area is 200’ from ordinary high water mark. There is a 50 foot setback from the ordinary
high water mark for any development. Any development over $2,500 in the shoreline jurisdiction area requires a shoreline substantial permit.
The property contains wetlands associated with the creek. Wetlands would have to be delineated and classified as part of the development application. There are ‘no-disturb’ buffers
associated with wetlands, the depth of which are based on the wetland classification and range from 25 feet to 100 feet.
A portion of the site also includes the 100 year floodplain as designated by the Federal Emergency Management Agency (FEMA). Regulations prevent any development which would increase
the base flood elevation, which prohibits any landfill or structures in the 100 year floodplain. Additionally, impervious surfaces and storm drainage facilities are not allowed in the
100 year floodplain.
Application
and Process:
Site Plan Review, Chapter 17.84, with environmental checklist and traffic impact analysis is an administrative process. A Shoreline Substantial Development permit requires a public
hearing before the Yelm Hearing Examiner.
Minimum application requirements for Site Plan Review 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 16 - 18 weeks. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit.
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 - 412 West Road SE, 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).
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.
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.
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.
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 - 412 West Road SE, 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.
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)
X
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.
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.
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.
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.