Berry spr amend
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Pre-Application Meeting
December 8, 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: Ridge Development/Five Corners LLC
Project Proposal: Auto Oriented Retail, and Automobile Sales Lot
Project Location: Northeast corner of Hwy 507 and Creek Street.
Zoning and Commercial (C-1), Chapter 17.26
Setbacks: Minimum Lot Size - 5,000 sq. ft.
The property is zoned Commercial (C-1), Chapter 17.26 YMC. This district allows retail and minor automobile sales as a permitted use subject to site plan review, and allows minor .
“Minor automobile sales” means the use of any building, land area or other premises for the display and sale of new or used automobiles that carries less than 50 automobiles in stock
at any particular time.
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.
Chapter 17.84.080 Amendment of site plan.
A site plan granted approval by the SPRC may be amended by the same procedures provided under this title for original site plan approval.
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. Retail requires one stall per 250 sq. ft. of gross floor area. The automobile sales require one stall per 400 sq. ft. of gross floor area.
Section 17.72.060 provides requirements for off-street loading. Off-street loading shall be required for all commercial establishments which are engaged in the retailing or wholesaling
of merchandise requiring regular delivery. The off-street loading space shall accommodate a vehicle forty-five feet in length, twelve feet in width, and fourteen feet in height.
Ingress/Egress:
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Existing accesses are from Creek Street on to 106th,Ave., and a restricted entrance on
HWY 507. No additional accesses shall be created.
Landscaping: Chapter 17.80, Type II, III, IV and V.
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 uses and soften the appearance of streets, parking areas and building elevation. The perimeter landscape buffer is 8 feet, and
adjacent to buildings is 5 feet.
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.
For 106th Ave., the street trees shall be placed behind the sidewalks, as in the rest of the development.
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.
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.
SEPA:
The environmental checklist will need to be amended, and a traffic impact analysis submitted.
Traffic:
The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table, but these uses do not fall neatly into definitions in
the table. The TFC is determined by the new trip rate, which is discounted to take into account existing, and drive by traffic. To determine the projects impact and fee use the following
formula for the uses proposed:
New Trip Generation Rate x gross floor area ÷ 1,000 x $750.00 = TFC
Example:
Specialty Retail 2.46 x 8,500 = 20,910 ÷1,000 = 20.91 x $750.00 = $15,682.50
Automobile sales: 2.10 x 4,613 = 9,687.30 ÷ 1,000 = 9.68 x $750.00 = $7,266.00
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.
Application and Process:
Site Plan Review 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 - 16 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.
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 - St. Hwy 507 & Creek St., 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.
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.
X
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.
X
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.
X
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 - St. Hwy 507 & Creek St., 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.
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.
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.
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.