052306 Cameron Creek St
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Pre-Application Meeting
May 24, 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: Doug Cameron
Project Proposal: Subdivide an 11 acre parcel of land and subsequently construct a medical office, and storage units.
Project Location: Creek Street, 64303400400
Zoning and Setbacks
The property is zoned Commercial (C-1), Chapter 17.26 YMC. This district allows mini-storage facilities, provided they are not located within 500 feet of an urban arterial.
Setbacks from side property lines: 10 feet
Setbacks from rear property lines: 20 feet
Setbacks from front property lines: 15 feet.
The applicant is proposing a subdivision of land, in order to achieve the required 500 foot distance from an arterial to place the mini storage. If approved, all mini-storage activities
would be restricted to the lot which is greater than 500 feet from Yelm Avenue, including the office, parking, and any other accessory use.
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.
Business and professional offices require one (1) space per 300 square feet of gross floor area.
Mini-storage is not listed in the standard parking tables, so the parking plan should include an analysis of required parking for this use.
A parking plan shall be submitted to the Community Development Department for review and approval at 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. A single commercial access to Creek Street centered on the property line with
easements would be allowable as part of the short subdivision. If multiple lots are created, all lots must front on a street built to City standards.
Landscaping: Chapter 17.80, Type II, III, IV, V
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 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 along Creek Street, and any other interior 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 an administrative office, the trip generation rate is 3.68 per 1,000 square feet. For a medical office or clinic, the trip generation rate is 3.06 per 1,000 sq. ft. Storage creates
.74 trips per 1,000 sq. ft.
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
Examples:
Office: 3.68 x 3,000 = 11,040 ÷ 1,000 = 11.04 x $750.00 = $8,280.00
Storage: 0.74 x 40,000 = 29,600 ÷1,000 = 29.60 x $750.00 = $22,200.00
Credit for existing Residential: 1.01 x $750.00 = $757.50 per unit
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
A SEPA Environmental checklist is required, including a Transportation Impact Analysis (TIA). The TIA will be used to identify traffic impacts resulting from the project and Improvements
necessary to address safety issues.
Yelm Creek is a shoreline of the state which is designated a rural environment, and also includes a 100 year floodplain as identified by FEMA. A shoreline substantial development permit
will be required for development within the shoreline jurisdiction, which extends 200 feet from the ordinary high water mark of Yelm Creek.
The Yelm Critical Areas Code establishes a 150 foot habitat buffer along Yelm Creek. The National Wetland Inventory maps also indicate that the Yelm Creek corridor contains
wetlands. A wetland delineation and classification is required to establish if there are any wetlands on site, and the appropriate wetland buffer, which can range from 50 feet to 300
feet, depending on the functions and values of the wetland.
Any development within the shoreline jurisdiction, such as the stormwater system, would trigger the requirement for a shoreline substantial development permit.
A critical areas report is required to determine the wetland rating and analysis. The wetland rating will then determine the wetland buffer which ranges from 50 feet to 300 feet. The
survey must include elevations which will be used to determine the actual flood zone. All development must remain outside of the flood zone.
The riparian habitat area width of 150 feet is established along Yelm Creek. When the flood area exceeds the recommended riparian habitat area width, the riparian habitat area shall
extend to the outer edge of the flooded area.
Hydrologic and hydrogeologic studies are necessary to delineate the high ground water flood hazard area and the base flood elevation. No development shall locate within fifty feet,
measured on a horizontal plane, from the outer edge of the high ground water hazard area or extending to a ground elevation two feet above the base flood elevation, whichever is less.
The bottom of any infiltration facility for stormwater discharge shall be located at least 6 feet above the base flood elevation.
Application and Process
Development of the site as a commercial short subdivision requires Preliminary Short Plat, and Final Plat Approval. Preliminary Short Plat review is an administrative process. Preliminary
Plat approval is valid for 5 years.
Preliminary subdivision approval typically contains conditions of approval that the applicant must complete prior to receiving final subdivision approval or permits for construction.
Following land use approval the applicant is required to submit civil construction drawings to the Community Development Department for review and approval, and satisfy all conditions
of preliminary subdivision approval.
Upon satisfactory completion, the applicant submits the final documentation for final plat approval. Final Plat approval takes approximately 6-8 weeks from the time the City receives
a completed application packet.
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.
The site plan review process is a discretionary land use permit that may include conditions of approval designed to implement adopted policy as well as regulatory requirements. The
SPRC reviews a site plan and approves, or approves with conditions, site plans which conform to the standards, provisions and policies of the city as expressed in its various adopted
plans and ordinances including the applicable sections of the shoreline master program for the Thurston Region.
As part of the site plan review process, the Community Development Department will be reviewing whether it is appropriate to allow a series of actions designed to circumvent a zoning
restriction. The policies of the Comprehensive Plan, the design guidelines, and the vision plan will be reviewed along with the Development Guidelines and the Zoning Code and the site
plan may be conditioned or denied if the intent of the setback to mini-storage units from arterial streets is not met by the proposal.
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 - Creek Street Storage
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.
X
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.
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.
X
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.
Continued
DESIGN GUIDELINES - Creek Street Storage
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.
X
V.G.(1)
Develop a site landscape design concept.
X
V.H.(1)
Provide substantial site landscaping.
X
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.
V.J.(2)
Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjacent uses.