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PL 040506 Red Wine Expansion City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting April 5, 2006 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: Lynne Glore 7906 Kelly Beach Road Olympia, WA 98513 Project Proposal: Expand existing restaurant with outdoor seating area Project Location: 704 Yelm Avenue West Zoning and Setbacks The property is zoned Commercial (C-1), which allows restaurants as a permitted use. The existing restaurant is a pre-existing, non-conforming use pursuant to Chapter 17.93 YMC and may be continued and maintained provided that any expansion would require a site plan review approval and the site to be brought into compliance with all City standards. Minimum Lot Size – 5,000 square feet Side property line – 10 feet Rear property line – 20 feet Front property line – 15 feet Maximum height – 40 feet Parking Section 17.72 YMC establishes requirements for off-street parking and loading facilities 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 or its arrangement is in excess of the minimum set forth in the chapter. Establishments for the sale and consumption of food and beverages require one (1) parking space for every 200 square feet of gross floor area. The previous land use approval for the construction of the espresso stand on the property indicated that, at that time, 8 parking spaces were required for both uses. The addition of outdoor seating would not add any gross floor area and, therefore, would not require additional parking, provided that internal spaces within the building remain. A loading area will be required to be identified for the restaurant, however. All driveway approaches, fire access lanes, and loading lanes must be paved and meet minimum dimensional requirements of the Development Guidelines, which range from 20 feet in width for a fire lane to 23 feet for a parking lot access drive. Landscaping 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 parking areas, and building elevation. A typical type II landscaping buffer is a landscape strip 8 feet in width with a mix of trees and shrubs. This landscaping is required along all sides of the property. Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping type is utilized along pedestrian corridors and walks for separation of pedestrians from Street and parking areas. Typically, this includes a 6 foot landscaping strip with street trees every 35 feet on-center and grass or sod. This landscaping buffer will be required along Cullens Road and Yelm Avenue, although the Yelm Avenue frontage will be completed through the Killion Road LID, if approved by the City Council. Type IV landscaping is intended to provide visual relief and shade in parking areas. A conceptual landscaping plan is required with application for Site Plan Review. A final landscaping and irrigation plan is required prior to building permit issuance. 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. If fencing is used to enclose the refuse area, it must be landscaped with sight obscuring vegetation. No refuse container shall be permitted between a street and the front of a building. The refuse area will be required to be upgraded through the site plan review process. Traffic The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated. For a restaurant, the trip generation rate is 6.13 per 1,000 square feet. When and if the addition is constructed, the TFC will be based on the square footage of the new outdoor seating area. Design Guidelines The City has adopted design guidelines, which establish requirements for the architecture of new buildings, screen for parking lots, and similar aesthetic requirements. Because the building is existing and there is no change of use proposed, only the outdoor seating area will be reviewed for consistency with the Design Guidelines for the City and there only issue will be screening the seating area from the street frontages to soften its appearance. SEPA An environmental checklist is not required as the project does not include a structure over 4,000 square feet or parking for more than 20 vehicles. Site Plan Review Chapter 17.84 YMC establishes the Site Plan Review process for new and expanded land uses within Yelm. Site Plan Review is an administrative process which is heard by the Site Plan Review Committee, comprised of staff from the Community Development Department. The minimum application requirements are located in Section 17.84.060 YMC and are listed on the application form, attached. 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.