PL 111605 Conley VanTrump
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Pre-Application Meeting
November 16, 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 & Karen Conley
Project Proposal: Bed and Breakfast in Residence
Project Location: 109 SE Van Trump Ave.
Zoning and Setbacks
The property is zoned Central Business District (CBD), Chapter 17.24 YMC. This district allows Motels and Hotels as a permitted use subject to site plan review. (see definitions at
the end of these notes.)
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 Motels require one (1) space for each unit, plus one per employee. Based on the application, 3 stalls are required for the B&B, and 2 stalls are required for the residence,
for a total of 5 stalls required.
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 by 2nd Street.
Landscaping: Chapter 17.80, Type I, II, III, IV & V
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 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 required with all street improvements.
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 motel, the trip generation rate is .69 per room. To determine the projects impact and fee, use the following formula for the use proposed:
((Peak PM Trip Rate * Room) * $750.00 = TFC
Example: .69 x 3 = 2.07 * $750.00 = $1,552.50
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.
Application and Process
Site Plan Review, Chapter 17.84, 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 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 - 109 Van Trump, 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.
I.E.(1)
Integrate biofiltration swales and ponds into the overall site design.
I.F.(1)
Enhance the visual quality of development on corners.
X
I.F.(2)
Provide a paved pedestrian walkway from the street corner to the building entrance.
X
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.
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.
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 - 109 Van Trump, 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.
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)
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.
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.
DEFINITIONS
The Yelm Municipal Code does not directly address a bed and breakfast. We must look at similar uses to determine which regulations apply.
17.06.150 Boarding house or rooming house.
“Boarding house” or “rooming house” means a dwelling unit having only one kitchen, and used for the lodging (with or without meals), for compensation, of not more than five persons in
addition to the related family members or operator of such dwelling unit. (Ord. 561 § 3, 1995; Ord. 555 § 14, 1995).
17.06.380 Hotel.
“Hotel” means any building containing six or more guest rooms where lodging, with or without meals, is provided for compensation. Hotels may include provisions for cooking in any individual
room or suite where integral to short-duration stay (typically less than two weeks). (Ord. 561 § 3, 1995; Ord. 555 § 14, 1995).
“Motel” means a building or group of buildings containing guest rooms which may or may not contain cooking facilities, and where lodging with or without meals is provided for compensation.
(Ord. 561 § 3, 1995; Ord. 555 § 14, 1995).
Development definitions:
Bed & Breakfast: Overnight accommodations and a morning meal in a dwelling unit provided to transients for compensation.
B&B accommodations differ form rooming and boarding houses in that they are truly transient accommodations, with guest rarely staying more than a few days. In addition, the owner almost
always lives in the facility. The impact of a B&B should not be much greater that that of a private home with frequent houseguests, with the exception of parking demand. Many B&Bs
are not accessible by mass transit, and consequently, guess usually arrive by auto. Adequate parking must be provided. Other zoning regulations should address the number of rooms that
can be rented out, limit breakfasts to guests only, and require the owner or renter of the house to live on the premises.