PL080206 Demich
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Pre-Application Meeting
August 2, 2006
Land Use Comments
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: Tim & Scott Demich
Representative: Osburn Steel Buildings
Project Proposal: Addition of warehouse storage space
Project Location: 207 Yelm Avenue E.
Zoning and Central Business District (CBD), Chapter 17.24
Setbacks: Minimum Lot Size - None
Setbacks to be consistent with surrounding businesses.
17.24.050 Building location; 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.
17.84.010 Generally – Committee membership.
A. Site plan review and approval shall be required prior to the use of land for the location of any commercial, industrial or public building or activity, including environmental checklist
review, and for the location of any building in which more than two dwelling units would be contained. Additionally, site plan review shall be required for any allowed, regulated or
special use activity on lands containing a wetland or wetland buffer areas pursuant to the requirements of Chapter 14.08 YMC.
B. Exemptions from site plan review and approval shall be granted by the site plan review committee if: there is no addition of square feet or no additional tenant, an expansion is
for storage only (future conversion of storage area would require compliance with this chapter) and the proposed use is similar as classified by the Standard Industrial Code Classification
Manual.
Refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be enclosed, and constructed with 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.
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 warehouse storage, the trip generation rate is .74 per 1,000 square feet.
New Trip Generation Rate x gross floor area ? 1,000 x $750.00 = TFC
Example: .74 x 4,000 = 2,960 ? 1,000 =2.96 x $750.00 = $2,220.00
If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance, an 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 for this project.
Application and Process:
Site and civil plans must accompany or be approved prior to building permit application.
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 - 207 Yelm Ave E., 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).
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.
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.
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.
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.
III.C.(1)
Meet requirements for location of parking lots on pedestrian-oriented streets.
Continued
DESIGN GUIDELINES - 101 Yelm Ave. W, Yelm WA 98597
Project Review Checklist
Guidelines Applicable
Guidelines Met
III.C.(2)
Meet requirements for parking lot design detail standards.
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.
X
IV.B.(1)
Reduce scale of large buildings.
X
IV.C.(1)
Architecturally accentuate building corners at street intersections.
X
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 plat materials approved by the City.
V.G.(1)
Develop a site landscape design concept.
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.
V.I.(2)
An alternative to the required perimeter parking area landscaping plan may be submitted.
V.I.(3)
Provide internal parking lot landscaping.
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.