PL101205 Brown Yelm Ave E
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Pre-Application Meeting
October 12, 2005
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: Mike Brown, Yelm Auto Mall
Project Proposal: Display of Automobiles for sale as part of Yelm Auto Mall
Project Location: Lot 2 of Rainier Commons, 106th & SR 507 East
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 minor automobile sales as a permitted use subject to site plan review.
“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.
Ingress/Egress:
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Existing access is from 106th Ave.
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 will be required along the north, south, and west perimeter.
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. Type III landscaping is required for both 106th Ave., and SR 507.
Type IV landscaping is needed to provide visual relief and shade in parking areas.
Street Improvements TC \l1 "
This proposal in located on SR 507 and 106th Ave SE. Partial improvements have been completed on SR 507. These improvements will need to be completed to the eastern property line.
ADA Requirements
The American Disabilities Act required that facilities are ADA accessible. Site improvements will have to meet current code. Review of these improvements will be determined upon further
review of the civil and architectural plans.
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 10 - 12 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 & 106th 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.
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.
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.
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.
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.
III.C.(1)
Meet requirements for location of parking lots on pedestrian-oriented streets.
Continued
DESIGN GUIDELINES - St. Hwy 507 & 106th 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.
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.
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 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.