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Project Rev & Correspondenceaw~~ T"~p~~ City o f Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 YELM Yelm, WA 98597 WASHINGTON November 17, 2004 Dave Rackley Horizon Development 15 Oregon Avenue #307 Tacoma, WA 98409 RE: Horizon Mortgage Office -Civil Engineering Review No. 1 City of Yelm Project No. SPR-04-0021-YL Mr. Rackley: We have completed the initial review of the civil engineering plans submitted for the above referenced project. The following comments should be addressed before resubmitting the plans for a subsequent review. 1. The plans need to be stamped by a registered professional engineer. 2. The plans need to be readable. Much of the information was lost when the copies were made. 3. The storm water system needs to have a storm water report submitted that will include a maintenance agreement, Operation and Maintenance manual and sizing calculations for the swale and system. 4. Grades need to be shown on the grading plan. This should include ADA parking spaces, sidewalk grades and parking lot grades. 5. The grease interceptor sizing is not shown on the plans. Please show the size of the tank, manufacturer and model number. 6. The engineer needs to submit fire flow calculations showing that fire hydrant will supply the required fire flow for this building. 7. The water crossing of HWY 510 will need a WSDOT permit to do work in the right of way. It is the applicants responsibility to get this permit. The following Conditions of Approval will need to be addressed. Please see the November 8, 2004 letter from the City of Yelm for the actual condition. These numbers correspond with the conditions of that letter. 1. Paid at Building Permit or before Certificate of Occupancy (C of O) 2. Will be addressed with approved civil engineering plans. 3. Will be required before certificate of occupancy. (360) 458-8438 (360) 458-3144 FAX www.ci.yelm.wa.us 4. Will be required before approved civil engineering plans. 5. Will be addressed with approved civil engineering plans. 6. Paid at Building Permit or before C of O. 7. Will be required before approved civil engineering plans. 8. Will be addressed with approved civil engineering plans. 9. Will be required before approved civil engineering plans. 10. Will be required before certificate of occupancy. 11. Will be addressed with approved civil engineering plans 12. Will be addressed with approved civil engineering plans 13. Will be addressed with approved civil engineering plans 14. Will be addressed with approved civil engineering plans 15. Will be addressed with approved civil engineering plans 16. Will be addressed with approved civil engineering plans, not submitted 17. Will be addressed with approved civil engineering plans 18. Utilities, will be addressed with approved civil engineering plans 19. Will be required before certificate of occupancy. 20. Landscape plans need to be submitted and approved before engineering approval. 21. To be deferred 22. See no. 20 23. See no. 20 24. See no. 20 25. Will be addressed with approved civil engineering plans I have provided this condition of approval list for your benefit in submitting the required information at the proper time for this project. If you have questions or concerns please contact me at (360) 458-8438 or by email at jimg@ci.yelm.wa.us. Respectfully, Community Development Department Jim Gibson Development Review Engineer C: r ' n, City of Yelm Grant eck, City of Yelm C~a~Y November 17, 2004 Page 2 of 2 C~ ?HF A~9e ~,,, a ~M x ~~. YELM ~WASHIN6TON June 14, 2004 Mr. Doug Huntington 3820 Pine Street Suite 200 Tacoma, WA 98409 City of Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 Re: Site Plan for Horizon Mortgage Dear Mr. Huntington: I received your site plan for the proposed new parking layout. I am afraid that it does not meet the requirements of your land use approval. To assist you in planning your site, I offer the following information, as it applies to your land use conditions of approval: You will need to have the property surveyed to determine the actual right-of way needed for dedication now, and the road improvements in the future. This will also give you accurate dimensions to be able to place the driveway and parking area. Frontage improvements will require engineered drawings. You may wish to have this done now, as water and sewer line extensions can be included in this drawing. Since these engineered drawings will be required for the majority of the site work, it may benefit you to have them done now, and include your parking plan at the same time. This will assure proper dimensions and layout of your parking area, stormwater treatment, installation of the water and sewer lines, fire protection and even landscaping. Even though the pavement area is proposed to be less than 5,000 sq. ft, you still must show that stormwater will not be directed to adjoining properties, or into the ground untreated. This requires treatment with which a surveyor or engineer could also assist you with. You must connect to city water and sewer, and abandon the on-site septic system prior to occupancy. The latecomer fee for tapping the water line, as well as the water and sewer connection fees, and traffic facilities charges are due at building permit issuance. The City of Yelm is art Equal Opportunity Proz~idc7~ I have included information on our parking stall requirements, and a sample drawing of how the stalls could be laid out, based on the drawing submitted to me by Owens Paving. I am not an engineer, and my drawing is an example only. It will show you however, how much room is needed for parking and vehicular access. hope this will assist you in updating your site plan. If you have any questions, please feel free to give me a call. I can be reached at (360) 458-8496. Sincerely, ~,~~E Tami Merriman Assistant Planner ,~ MO RYGA~ E and Investment Company ~_ .3" ~., $ '~~~ ~~ l~ ~: ~ ~, .,~ .~ r~ ~~ ~i ~, i n .~~ C~ ~ ,~~ ~_ I .J i ~~ `~_ ~ ~ ~ ~ ~--:~ Pine Street Plaza 3820 Pine St., Ste 200 Tacoma, WA 98409 (2~3) 471-0292 FAX (253) 475-0803 TOLL FREE (800) 728-0803 www.nwlender.com ~~. ~. ~- ~~ ~ , ~~ ~- ~ ~~ ~ :~v E \G ,~ r ~ ~ ~~~ ~~Z ~~~ - ~ i r . ~ ~ ~' i l ~:.6 ~~ (~ i J i 1 ~j ~.a _~ (',ty ~.v \~ ~~'_ ~ "Yong horr~esowtt mortgage source". r" -- - ~ ~, ,, i "e t° ~ ;~ o~TNFp City of Yelm °' ~' Community Development Department 105 Yelm Avenue West P.O. Box 479 Y E L M Yelm, WA 98597 WASHINGTON May 14, 2004 Douglas Huntington 3820 S Pine Street Tacoma, WA 98409 Re: Site Plan Approval for Case # SPR-04-0021-YL, Horizon Mortgage Office Dear Mr. Huntington: The Site Plan Review Committee has considered your application for the above referenced project, and finds that as conditioned below, the proposed project is consistent with the Yelm Comprehensive Plan, and all applicable City policy's and development standards. Pursuant to Chapter 15.49 Integrated Project Review Process, a project, which is subject to Site Plan Approval, is a Type II Permit and can be appealed to the City Council. An appeal must be filed within 14 days of the date of this notice. Site Plan Approval is valid for 18 months from the date of this letter. The affected property owners may request a change in property tax valuation from the Thurston County Tax Assessor's Office. Proposal: The applicant has applied for Site Plan Review for the conversion of an existing residential structure into Commercial Office Space. Site plan review is required for any commercial use or activity, with exemptions allowed if the use is similar to the prior use. The commercial use of the existing structure is a change of use, which requires site plan review and approval. The project is approved subject to the following conditions of approval: 1. Transportation Finding: Yelm is a small compact community most directly affected by two state highways, which bisect the community. The highways are used by local residents for transportation throughout the city, and for access to commercial and residential areas throughout the community. In lieu of widening existing streets, the City has elected to create certain alternatives, Y-1, Y-2, Y-3, which will avoid the need to significantly widen existing streets, and particularly Yelm Avenue. (360) 458-3835 (360) 458-3144 FAX www.ci.yelm.wa.us New developments do in fact burden the city's central streets, and unless the alternate routes are accomplished, the City would have to require developers to pay the cost of the internal street widening. The city plans show, and the City finds that adequate facilities will be accomplished better and in a timely fashion by the alternate route facilities as a substitute for the widening of existing facilities. As a result, the City finds that the regional plans in fact benefit projects in all areas on the City and will accomplish the goal of providing adequate facilities to City standards within a reasonable time to serve the demands created by the proposed project. Q Finding: The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that is used to determine new pm trips generated by the proposed use. The ordinance also provides a discount for existing traffic. The applicant has proposed a commercial office, which creates 3.68 new pm peak hour trips per 1,000 square feet. The TFC charges are due and ~ C'~L payable, based on square footage, at the time of tenant improvement. d~ Finding: Street frontage improveme are requi as part of Site Plan Revi and approval `~ when alterations and i ovements ich constitute 60 percent more of the ~~ estimated value oft existing st ctures on the property. T hurston County Assessors Office ' is the ass sed value of the structure be $39,000. Improvement sts equalin or ex ding 0%, or $ ,400.00 shall trig er s reet ~ ~~ frontage im ovements. ~/n x~ ~P, I ~-= Finding: Ingress and egress to the site is to a ed on Ye ve Wes . elm Development Guidelines provides guidance for placement of driveway ac sses into commercial developments. The number of access points and sight distance are of major concern on Yelm Avenue. < Conditions of Approval: 1 a. The applicant shall mitigate traffic impacts to the transportation system. Mitigation includes payment of the Transportation Facility Charge (TFC). The TFC charge for the office conversion is based on 3.68 new pm peak hour trips generated by the project. The TFC charge shall be discounted for 1.01 trips based on the previous single-family residential use. The TFC charge shall be $2,820.00, based on 1,296 square feet, plus a credit for the existing single-family residence. 1 b. Ingress and egress to Yelm Avenue West shall consist of one access point, consistent with commercial standards, located at the northwes ern corner of the property. ~ ~ 2~~ ~ .~i.~ ~-eC~ -- 1 c. Street frontage improvements shall be required when project improvement costs reach $23,400.00. Frontage provements shall be consistent with the City of Yelm's Development Guideli, es. Frontage improvements for Yelm Avenue We shall be consistent with the s ction "urban arteriaP'. r ~ ~ Page 2 of 2 vV The City will consider a deferral of street frontage improvements at such time as improvements are required. 2. Water Supply Finding: ~ Finding: The City's Water Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas for approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in place - e.g. award of a grant, a binding letter commitment for third party funding, or the successful formation of a local improvement district. Any necessary water rights are considered, only after approved for municipal use by the Washington State Department of Ecology, or appropriate appeals board, and the time for appeal or challenge has expired. The project site is subject to a watermain Latecomers agreement dated May 13, 1998. The watermain is located on the north side of Yelm Avenue West, and a waterline crossing will be required. Water connection fees are based on a consumption rate of 240 gallons per day. Conditions of Approval: ~~a, ~,~~ ~~ ~ e The applicant shall connect to the City water system. The cost to connect shall include a fee of $1,500.00 per Equivalent Residential Unit (each ERU equals 240 gallons of water consumption per day, fee subject to change.). The applicant shall ~ provide proposed water usage calculations to the Community Development Department for review and approval, to determine the number of gallons of daily use. The site is currently assessed a water system latecomers fee. The latecomer's fee in the amount of $1,884.45 is due and payable prior to connection to the service. The existing well used for this site is shared with the adjoining property and is still being used by that property. The applicant shall not construct any improvements in the 100-foot radius of this well, until such time as the well is decommissioned. 3. Sewer System Finding: The City's Sewer Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas or approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the e May 12, 2004 Page 3 of 3 new funding source, however, concurrency is not found until the funding source is in fact in pace - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Conditions of Approval: 3a. The applicant shall connect to the City S.T.E.P. sewer system. The cost to connect shall include a fee of $5,269.00 per ERU (each ERU equals 240 gallons of water consumption per day, fee subject to change). The number of ERU's required will be determined by approved water consumption calculations. 3b. Upon completion of the onsite installation as per the City's Development Guidelines, the S.T.E.P. sewer equipment shall be deeded to the City, and an easement provided for maintenance. 3c. The on-site septic system shall be abandoned in accordance with the Thurston County Department of Health guidelines. 4. Storm Water Finding: Impervious surfaces create stormwater runoff. Uncontrolled and untreated stormwater runoff can create health and safety hazards. YMC requires all development to comply with the City stormwater Manual. The manual states that projects creating impervious surface must control and treat stormwater runoff. Conditions of Approval: 4a. The applicant shall design and construct all stormwater facilities in accordance with the DOE Manual, as adopted by the City of Yelm. Best Management Practices are required during construction. 5. Parking Finding: The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code address parking regulations from many aspects, including, but not limited to; design, number of stalls required, pedestrian pathways, and safety. The requirements of 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. Yelm Development Guidelines 4G.110 (5), Parking Lots, states, "Off street parking areas shall be designed to provide for the safe and convenient circulation of vehicle traffic. If dead end aisles are used in the parking layout, they shall be considered as two-way isles. Turn around areas will be required when deemed necessary." May 12, 2004 \~ ~ Page 4 of 4 V The minimum parking requirements for commercial office space is 1 stall per 300 sq. ft. of gross floor area. The total number of parking stalls required for the project is 5. Conditions of Approval: 5a. The applicant shall create a paved parking area, meeting the City of Yelm Development Guideline standards, with a minimum of 5 parking stalls for the existing 1,296 sq. ft. building. 5b. The applicant shall submit a parki plan at reflects compliance with Development Guideline 4G.110(5) above, provi ng appr priate parking arrangement. 6. Building Department Finding: The City of Yelm has adopted Design Guidelines for proj cts located in Yelm's Commercial Zones. These guidelines determine specific requirements for development. Design Guidelines II, Pedestrian Access. All pedestrian paths must correspond with federal, state and local codes for handicap access, and ADA requirements. Conditions of Approval: 6a. All buildings shall have a paved pedestrian path from street sidewalk to the main entry, and provide pathways from parking lots to the main entry. 8. Fire Finding: Fire protection to the buildings must be provided per the Uniform Fire Code. Requirements for installation of fire hydrants will be determined in civil plan review. Finding: The Uniform Building Code (UBC) provides occupancy ratings for different types of uses. The fire coverage for the commercial use must meet UBC requirements. Conditions of Approval 8a. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 8b. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. 9. Landscaping Finding: Landscaping and screening are necessary to promote safety, to provide screening between compatible land uses, to safeguard privacy and to protect the aesthetic assets of the City. YMC, Chapter 17.80 requires all development to provide on site landscaping. May 12, 2004 Finding: 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 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 IV landscaping is intended to provide visual relief and shade in parking areas. Type V landscaping is required in storm water retention areas, if required. Conditions of Approval: 9a. The applicant shall provide for Type II landscape buffer along the western and eastern property lines surrounding the area of construction. 9b. Type III landscaping shall be required when frontage improvements are installed. 9c. Type IV landscaping is required in parking areas. 9d. Type V landscaping is required in stormwater facilities. 9e. The applicant shall submit a revised landscape plan to the City for approval. 10. Refuse: Finding: The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provides guidance for refuse storage and screening. The commercial office may use the standard residential pick up. If a commercial dumpster is used, the following regulations apply. Conditions of Approval: 10a. The applicant must provide for refuse storage. Refuse container screening shall be of a material and design compatible with the overall architectural theme of the associated structure, shall be at least as high as the refuse container, and shall in no case be less than six-feet. 10b. No refuse container shall be permitted between a street and the front of a building. 10c. Refuse collection areas shall be designed to contain all refuse generated on site and deposited between collections. Deposited refuse shall not be visible from outside the refuse enclosure. May 12, 2004 Page 6 of 6 10d. 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, and shall be designed per the City of Yelm Development guidelines. Site Plan Approval is a Type II Administrative land use approval. An appeal of this decision can be filed within 14 days from the date of this letter, pursuant to YMC, Chapter 15.49, Integrated Project Review Process. The Site Plan is valid for eighteen (18) months from the date of this letter. The applicant may request asix-month extension on the approval, if the request is made in writing prior to the expiration date of this approval. If you need additional information or assistance, please call the Community Development Department at (360) 458-3835. Sincerely, Tami Merriman Assistant Planner cc: Grant Beck, Community Development Director Jim Gibson, Development Services Engineer Gary Carlson, Building Official May 12, 2004 Page 7 of 7 TAMI MERRIMAN ASSISTANT PLANNER City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: SPRC From: Tami Merriman, Assistant Planner Date: April 16, 2004 Re: SPR-04-0021-YL -Project Review Schedule for Horizon Mortgage Attached is the application packet for the above referenced project. After your initial review of the information submitted, if you need additional information from the applicant, please let me know as soon as possible. The following is the tentative review schedule for the project. April 16, 2004 -Notice of Application distributed -begin 15-day comment period. May 5, and May 12, 2004 -SPRC project review. Department comments/conditions of approval for staff report. May 19, 2004 -Complete staff report: R:\Project Files\SPR Site Plan Review\04-0021 Horizon Mortsage Huntington\Proj Rev Date Memo.doc ~~ ~F THE p~~ 1 4~ r~' YEI~ WASHINGTON CITY OF YELM PO Box 479 Yelm WA 98597 360-458-3835 NOTICE OF APPLICATION Mailed on: April 16, 2004 PROJECT NAME AND LOCATION: Horizon Mortgage Office 14845 SE Yelm Highway, Yelm, WA 98597 LAND USE CASE: SPR-04-0021-YL An application submitted by Douglas Huntington, 3820 S Pine St., Tacoma, WA 98409, for the above referenced project was received by the City of Yelm on February 24, 2004. The City has determined the application to be complete on April 16, 2004. The application and any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm WA. For additional information, please contact the Community Development Department at 360-458-3835. PROJECT DESCRIPTION: The project proposal is to convert an existing residence to commercial office space. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: The applicant has submitted a site plan, and landscape plan. Additional Information or Project Studies Requested by the City: No additional information is requested at this time. No preliminary determination of consistency with City development regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm Water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Pla#ting and Subdivision Title (16), and the Shoreline Master Program. The City of Yelm invites your comments early i~ the review of this proposal. Comments should be directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm, WA 98597 (360) 458-3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON MAY 3, 2004. This notice has been provided to appropriate local and state agencies, and property owners within 300 feet of the project site. These recipients, and any others who submit a written request to be placed on the mailing list, will also receive the following items when available or if applicable: Environmental Threshold Determination, Notice of Public Hearing and Notice of Final Decision. If the proposed project requires a City Council decision, it will be mailed to all those who participate in the public hearing and to anyone else requesting the decision in writing. Additionally, there will be a 14-day public comment period if an environmental determination is issued. Opportunities for appeal occur within twenty one (21) days after the date the environmental determination is issued. City Council decision can be appealed through Superior Court. Appeals of site plan review decisions may be filed within 14 days of Notice of Final Decision. ~~ (C~ ~'~. ~' ~--} ~'' ~~~ ~. rJn V ' N= L 1 ~~. ~ - 1 ...t ~ .~ \ ~ ~ - ~~, i a A., _-~. rG- FEB-24-2004 16 22 HORIZON MORTGAGE ~,~ Y~L,Dd w~st,rr+oro.. CI1`Y OF YELM PO Box 479 Yelm WA 98597 360-458.3244 APPLICATION FOR sate Pren Re~lt3W OiiICIAL U8E ONLY Fee_ ._ Date Rocaivso t3y Ella NO SPt2-~~/-;r~i- ~~f UD --v Siie Plan Fee' Mobile Home Perks' 5250.00 plus 350.00 per mobile home space Multi•Family t3uilding/Gondominfum: $350.00 p1US $60.00 per unit Commercial Site Plan: E350.00 plus $50.00 per 1000 sq. 0 of gross floor area IndustN81 Sita Plan: $350.00 plus $150 per acre (In addilian, any professional aervlce charges per Resolution 3!358) r.e~~eb 3 0~3~ R:~Cotttmuniry Dcvelopment~POrmd dr Procadurei\SitcPlanReviewtSPR/1pp.docdoC Bl01 FEB-24-2004 16 22 HUF2l ZUhJ MUK I Ui-~Vt r. e~~~b ATTACH EXTRA Pgt3E3 IP NECESSARY t• 009E the design m,nimi:e connicta with neighboring land vae6? Etplaln.~_t7 2. to the arts within 300 toot of any 'critJCa! arses' such os wetlands or streams?. ry n 3. What provisions will ba made far storm water and/ot flood conVOl~ <• Whet provisions will be made for water supply and sawago dlspoeal7 5. What provis~ona will be made for electrical power, natural gab, telephOnp and other utihtiea7 8. Wnat provlgJOns WiN be nfaOA for streets, access, And/or bu999? 7• What provsiong, Iteny,w Ott be mane tar open space and(or recreation? e. What provisions wlu be made tar scnools and scnoot childron~ 1 aMrm that all answers, statements and information abovo end aubmi8ed with this appHCauon are comptoto and accuraie to the baBl Of my knowledge. I also atArm that I am the owner of the aubied site or am duty autnorizAd by the owner tp actor Ith resoed to this apolicatlon. f urUtAr, I grout permission from tho owner to any and sit empbyeea and ropresentaUves of the Ctty of Y9Im and other govornmenfal agenaea to enter upon and inspect seed property as reasonably necessary to D-o06ss u+ls dppht~tion. I agree 1o pay alt fees of the city that apply to this 8ppliGStion, RiCommunlgr Cevelopmennfonna E Procod~ro~191roa~pnRovle~w9Ptvp,pp.docaac M01 ss~~rva; caves u~. _: ~ ~ ~~v ~W •,w i ~° i ~ ~ s~~ ~ ~ .~~ ~. ~? ~° .tom ~ _ ,~,. -~ ~4~ ~~ '` - ~"' ''~L- 9 •~ ~ ~~\ ~ r F ~ v,1._,,/ \j .~®~ y5S ~~ ,~ ~ "-- i I~ =-~,. ~,~ .~ , _,,~ , -x,, 4 a i ~.`•. ~~s ~~ i -, _ _ ~ ~~ f ~ `•_ i/ ,`~~ ~ 4I~ .~ ~ ~ _. _... ; r ~~ ~ ~ ~ ~ '1, `~ " ~ f t( ~ ,/r f ~ ~ ~~ ti..~ ~~ ~ .~"~ ~f ~ ~ ~.~ J ~ ~ ~ ~~ ~ ` ) ~(J 1 ~ /~\f1r\\/{ T~ ~. -~,;,~ rJ.~ - ~' rf ~~ ;~ f "uY.. ;~ ~' ri e ~~ . `~ ~4 Y .+,. ~'4 ....~ ~, ,~~._ ~~ ~M _ ~6~ ~,d Y'CI3-G4-Gl~1VJ4 lb• LJ I"IUK I LUIV I'iUK I UHUC J ~ ,~ tl .lJ 1''~ 1,~1 t ~~, ~_.. i . v~~ vv ~~ 1 T(1TA1 P. Gifu ~~~ ~~~,~ City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 yE;,~ (360) 458-3144 FAX Memorandum To: SPRC From: Tami Merriman, Assistant Planner Date: April 16, 2004 Re: SPR-04-0021-YL -Project Review Schedule for Horizon Mortgage Attached is the application packet for the above referenced project. After your initial review of the information submitted, if you need additional information from the applicant, please let me know as soon as possible. The following is the tentative review schedule for the project. April 16, 2004 -Notice of Application distributed -begin 15-day comment period. May 5, and May 12, 2004 -SPRC project review. Department comments/conditions of approval for staff report. May 19, 2004 -Complete staff report: R:\Project Files\SPR Site Plan Review\04-0021 Horizon Mortgage Huntington\Proj Rev Date Memo.doc '~$ aF ~~ ~~r~ CITY OF YELM ~ PO Box 479 Yelm WA 98597 360-458-3835 YEL14i WASHI N OlT}N NOTICE OF APPLICATION Mailed on: April 16, 2004 PROJECT NAME AND LOCATION: Horizon Mortgage Office 14845 SE Yelm Highway, Yelm, WA 98597 LAND USE CASE: SPR-04-0021-YL An application submitted by Douglas Huntington, 3820 S Pine St., Tacoma, WA 98409, for the above referenced project was received by the City of Yelm on February 24, 2004. The City has determined the application to be complete on April 16, 2004. The application and any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm WA. For additional information, please contact the Community Development Department at 360-458-3835. PROJECT DESCRIPTION: The project proposal is to convert an existing residence to commercial office space. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: The applicant has submitted a site plan, and landscape plan. Additional Information or Project Studies Requested by the City: No additional information is requested at this time. No preliminary determination of consistency with City development regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm Water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. The City of Yelm invites your comments early in the review of this proposal. Comments should be directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm, WA 98597 (360) 458-3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON MAY 3, 2004. This notice has been provided to appropriate local and state agencies, and property owners within 300 feet of the project site. These recipients, and any others who submit a written request to be placed on the mailing list, will also receive the following items when available or if applicable: Environmental Threshold Determination, Notice of Public Hearing and Notice of Final Decision. If the proposed project requires a City Council decision, it will be mailed to all those who participate in the public hearing and to anyone else requesting the decision in writing. Additionally, there will be a 14-day public comment period if an environmental determination is issued. Opportunities for appeal occur within twenty one (21) days after the date the environmental determination is issued. City Council decision can be appealed through Superior Court. Appeals of site plan review decisions may be filed within 14 days of Notice of Final Decision. ~~°FT~A' p CITY OF YELM a~ ~" ~'.O. BOX 479 YELM Y,iL~d-1, WA 9897 ****FOUR HUNDRED DOLLARS & 00 CENTS HORIZON MORTGAGE DOUGLAS HUNTINGTON 3820 SOUTH PINE ST TACOMA, WA 98409 02/24/04 30834 400.00 CHECK 7241 MISCELLANEOUS RECEIPT GRETCHEN SITE PLAN REVIEW FOR 14845 YELM HWY SE REMODEL a~~ N~C~ S71" , City of Yelm (~~~°~ / ~M I%~/ ~\~~ EL H'NCTON March 9, 2004 Douglas A. Huntington 3820 South Pine Street, Suite 200 Tacoma, WA 98409 Dear Doug: Community Development Department 105 Yelm Avenue West P.O. Box 479 -- - Yelm, WA 98597 ~ I ~~~-tl~W l ~'~~~'~~'~l~~ The Community Development Department has begun its review of your application to amend the site plan approval for conversion of the house at 14845 Yelm Avenue East. The property has site plan approval to convert the house to a motorcycle sales office and you have applied to amend the approval to allow professional offices rather than retail sales. After review of the material you submitted with the site plan review application, the De ent determined that the application is incomplete at this time. The following .information ~ required in order to continue the review process: -~~'~ ~ ~ Mailing labels for all property owners within 300 feet of the subject parcel, ~~k' including a map of the area and parcel numbers of the affected properties. This -~i U~ ~R ~ information can be obtained from a title company or, if you would like to gather the information yourself, from the Thurston County Assessor's Office. ~~~, ~~~~i ~~ ~l fi~~1 •~ A vicinity map showing nearby properties, streets, land uses, and other features. ,~j Youlmay wish'to rise-,the vicinity-map~~s~bmitt~d ,~~:~part-vf-the-previous a~catiori ~~-~``~--•, ~~ ~vs `~~ ~~ ~~ ~s~ ~y ~V1 •~A grading plan, in particular showing the final grades of the parking lot with / arrows and approximately slopes. This information will be used to determine if stormwater requirements have been met, assuming the impervious surfaces are _~ less than 5,000 square feet and a full stormwater plan is not required. ~P ~ .~ ~.~~'~ information: / The entire property, including relationship to the right-of-way of Yelm Avenue, the size and location of the proposed driveway, the size of the off-street parking area, and conceptual landscaping. / Wells and storage tanks (including septic tanks) within 200 feet of the property. ~~ ~~i t :- (360) 458-3835 (360) 458-3144 FAX www.ci.yelm.wa.us ~ ~~~~ .rte ----7 / Your preference for connecting to City water service: across Yelm Avenue as in the previous application or along Y Im Avenue from the east. This information will be reviewed by the Civil Engineer to determine feasibility. ~~.i_~r (~~ The design guideline checklist attached to the back of the land use pre- .~ ~ submission notes needs to be filled out and returned with the application. have attached the pre-submission notes for your information and use in completing the site plan review application. If you have any questions regarding the application materials, please do not hesitate to contact the Community Development Department at (360) 458-3835. , Beck, Director rtment of Community Development March 9, 2004 Page 2 of 2 March 9, 2004 Douglas A. Huntington 3820 South Pine Street, Suite 200 Tacoma, WA 98409 Dear Doug: The Community Development Department has begun its review of your application to amend the site plan approval for conversion of the house at 14845 Yelm Avenue East. The property has site plan approval to convert the house to a motorcycle sales office and you have applied to amend the approval to allow professional offices rather than retail sales. After review of the material you submitted with the site plan review application, the Department determined that the application is incomplete at this time. The following information is required in order to continue the review process: • Mailing labels for all property owners within 300 feet of the subject parcel, including a map of the area and parcel numbers of the affected properties. This information can be obtained from a title company or, if you would like to gather the information yourself, from the Thurston County Assessor's Office. • A vicinity map showing nearby properties, streets, land uses, and other features. You may wish to use the vicinity map submitted as part of the previous application. • A grading plan, in particular showing the final grades of the parking lot with arrows and approximately slopes. This information will be used to determine if stormwater requirements have been met, assuming the impervious surfaces are less than 5,000 square feet and a full stormwater plan is not required. • The site plan needs to include the following information: / The entire property, including relationship to the right-of-way of Yelm Avenue, the size and location of the proposed driveway, the size of the off-street parking area, and conceptual landscaping. / Wells and storage tanks (including septic tanks) within 200 feet of the property. (360) /i8-3R3.i (360) ~1i14-31 ~l-! FAX mtvu+.c i.yelnz. u~a..uv / Your preference for connecting to City water service: across Yelm Avenue as in the previous application or along Yelm Avenue from the east. This information will be reviewed by the Civil Engineer to determine feasibility. • The design guideline checklist attached to the back of the land use pre- submission notes needs to be filled out and returned with the application. I have attached the pre-submission notes for your information and use in completing the site plan review application. If you have any questions regarding the application materials, please do not hesitate to contact the Community Development Department at (360) 458-3835. Beck, Director rtment of Community Development March 9, 2004 Page 2 of 2 N a- ~J n ~ r- ~ 1 -~ _ ff ~} _ f ~~,~ '",_ ~~ ~~~'titi _. i - ~.., 9 i ` , i t ~,^ ( iT ' ~ ~~' ~ ~~ ~~~ i J ~ O .4~` ~ ~ ) Y~. i f .,` O ~, t ~- ~ ~ . .ti ~° ; ~ ?,~ ~ ; . ,, :,. ~I ~,•`. ~ `~.~ ~o .~ ~~~ ~ ~~ ~~ ~ ~ ~~ _~. S S `. ~,. ...> ~~ ~~~ ~ ~_ ' v1 ~ ' ~; ~ ~~~ ~~ !i ~:i. --1 *.~ l ~~ ~ ~~ 1` 1.1. cal s ~ -~ w- ~ ( ~, r- u~ ~ f ~ ~. ~. ~} T 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 Huntington Project Proposal: Convert residence into professional office space Project Location: 14845 SE Yelm Hwy Zoning and Setbacks: Commercial (C-1 ), Chapter 17.26 Minimum Lot Size - 5,000 sq. ft. Setbacks: Front yard - 15' from R-O-W Rear Yard - 20' Side yard - 10' Maximum height of buildings shall be 40 feet. This site has a current Site Plan Approval for a motorcycle sales shop and espresso stand. Conversion to a professional office has different land use requirements. Site plan approval maybe amended by the same procedures provided for original site plan approval. Parking: Chapter 17.72 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. A minimum of 1 stall per 300 sq ft of gross floor area is required for a professional office. A Minimum of six (6) stalls is required for this project. City of Yelm Development Guidelines require that parking areas be paved and landscaped. Parking plan shall be submitted with Site Plan Review. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 46.140. One access is allowed from Yelm Ave. Landscaping Chapter 17.80 YMC codes requires landscaping for new and expanded development to screen incompatible uses, to soften the hardscape between parking lots and buildings as well as streets and parking lots, to provide shade in parking lots, and to ensure storm water treatment and storage areas are aesthetic. 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 I I landscaping is required along the perimeter property lines. Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements and landscaping to provide an attractive setting and overstory canopy. 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. Type III landscaping is required with street frontage improvements. • Type IV landscaping is required in parking areas. • Type V landscaping is required in stormwater retention/detention areas. 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. 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. The enclosure must be a solid material such as wood or masonry. No refuse container shall be permitted between a street and the front of a building. If this business uses a normal household refuse pick up, the containers must be kept out of site. A conceptual landscaping plan is required with site plan review application. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to occupancy. Traffic Chapter 15.40 YMC, Concurrency Management. 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 by the proposed use. A professional office creates 3.68 new trips. A credit shall be given for the existing single family unit Example: Trip rate x sq, ft. _ 1,000 x $750.00 Office: 3.68 x 1,350 = 4,968.00 _ 1,000 = 4.97 x $750.00 = $3,726.00 TFC with credit: $3,726.00 - $757.50 = $2,968.50 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 Traffic Engineer can be submitted to the City for review and consideration. SEPA: An environmental checklist is required if the project creates 4,000 or more 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 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. Other A City Business License is required. 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. State law (WAC 173-425) defines land clearing burning as outdoor burning of trees, stumps, shrubbery, or other natural vegetation from land clearing projects. Olympic Region Clean Air Authority (OAPCA) issues land clearing permits for burning. The applicant shall contact the ORCAA, 909 Sleater-Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure any necessary permit(s) for the removal of materials containing asbestos and/or lead paint, and for land clearing burn permits. Prior to issuance of a city building permit the applicant shall demonstrate compliance with any ORCAA requirements. DESIGN GUIDELINES - 14845 SE Yelm Ave., Yelm WA 98597 Project Review Checklist - Conversion to professional office Guidelines Applicable Guidelines Niet 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. f.D.(1) Reduce impact of service areas and mechanical equipment. 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 V /\ 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 sidewal 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 X 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. X ~J ' 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. X ~ ~ III.B.(1) Minimize driveway impacts., X ~ !~ III.C.(1) Meet requirements for location of parking lots on pedestrian-oriented streets. (360) 4.58-3835 (360) 458-31 ~! 1 FAX uwtu.ci.yelm.wa.us Continued DESIGN GUIDELINES.- 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. X 7 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, P9 59) 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. X V.H.(1) Provide substantial site landscaping. X 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 i\ 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. X V.J.(2) Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjacent uses. a~~~ THgp~ City of Yelm °' Community Development Department 105 Yelm Avenue West P.O. Box 479 YELM Yelm, WA 98597 WASHINGTON Pre-Application Meeting February 4, 2004 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 Huntington Project Proposal: Convert residence into professional office space Project Location: 14845 SE Yelm Hwy Zoning and Setbacks: Commercial (C-1 ), Chapter 17.26 Minimum Lot Size - 5,000 sq. ft. Setbacks: Front yard - 15' from R-O-W Rear Yard - 20' Side yard - 10' Maximum height of buildings shall be 40 feet. This site has a current Site Plan Approval for a motorcycle sales shop and espresso stand. Conversion to a professional office has different land use requirements. Site plan approval maybe amended by the same procedures provided for original site plan approval. Parking: Chapter 17.72 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. A minimum of 1 stall per 300 sq ft of gross floor area is required for a professional office. A Minimum of six (6) stalls is required for this project. City of Yelm Development Guidelines require that parking areas be paved and landscaped. Parking plan shall be submitted with Site Plan Review. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 46.140. One access is allowed from Yelm Ave. Landscaping Chapter 17.80 YMC codes requires landscaping for new and expanded development to screen incompatible uses, to soften the hardscape between parking lots and buildings as well as streets and parking lots, to provide shade in parking lots, and to ensure storm water treatment and storage areas are aesthetic. 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 required along the perimeter property lines. Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements and landscaping to provide an attractive setting and overstory canopy. 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. Type III landscaping is required with street frontage improvements. • Type IV landscaping is required in parking areas. • Type V landscaping is required in stormwater retention/detention areas. 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. 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. The enclosure must be a solid material such as wood or masonry. No refuse container shall be permitted between a street and the front of a building. If this business uses a normal household refuse pick up, the containers must be kept out of site. A conceptual landscaping plan is required with site plan review application. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to occupancy. Traffic Chapter 15.40 YMC, Concurrency Management. 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 by the proposed use. A professional office creates 3.68 new trips. A credit shall be given for the existing single family unit Example: Trip rate x sq. ft. = 1, 000 x $750.00 Office: 3.68 x 1,350 = 4,968.00 _ 1,000 = 4.97 x $750.00 = $3,726.00 TFC with credit: $3,726.00 - $757.50 = $2,968.50 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 Traffic Engineer can be submitted to the City for review and consideration. SEPA: An environmental checklist is required if the project creates 4,000 or more 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 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. Other A City Business License is required. 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. State law (WAC 173-425) defines land clearing burning as outdoor burning of trees, stumps, shrubbery, or other natural vegetation from land clearing projects. Olympic Region Clean Air Authority (OAPCA) issues land clearing permits for burning. The applicant shall contact the ORCAA, 909 Sleater-Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure any necessary permit(s) for the removal of materials containing asbestos and/or lead paint, and for land clearing burn permits. Prior to issuance of a city building permit the applicant shall demonstrate compliance with any ORCAA requirements. DESIGN GUIDELINES - 14845 SE Yelm Ave., Yelm WA 9859? Project Review Checklist - Conversion to professional office 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. 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. 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 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. X 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. X III.B.(1) Minimize driveway impacts. X III.C.(1) Meet requirements for location of parking lots on pedestrian-oriented streets. (360) 458-3835 (360) 458-3]44 FAX www.ci.yelm.wa.us Continued DESIGN GUIDELINES - 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. X 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, P9 59) 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. 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. X V.J.(2) Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjacent uses. ~'~.°~ Tea M E M O R A N D U M ~' City of Yelm Community Development Department E Engineering Division wws-aMarun Pre-Application Meeting Date February 4, 2004 Civil 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 ofpre-submission. Proponent: Doug Huntington Project: Convert Existing House to Professional Office Building Project Location: 14845 Yelm Ave W Yelm, WA 98597 Water The proposed site is not currently connected to the City of Yelm's water system. An existing 10"diameter water main is located in Yelm Ave. You will be required to connect to the water main and install a water meter. The water meter will need to be sized by your civil engineer. Water hook-up fees are based on a consumption rate of 240 gallons per day and are charged at a rate of $1,500/240gpd (fee subject to change) inside city limits. At the time of application submittal you will be required to submit water usage calculations provided by a licensed civil engineer. The water fees will be calculated using the calculations provided. Before connecting to the water main you will be required to pay a latecomers fee. This fee is $1,884.45. If there is a well on-site, you will be required to decommission the well in accordance with Department of Ecology and Thurston County. You will also be required to relinquish any water rights to the city. Irrigation Meter: An irrigation meter shall be installed for the purpose of irrigation. An approved backflow prevention device will be required for all landscape irrigation connections. Cross Connection Control: Washington State Department of Health, in WAC 246-290-490 states that all group A water systems with 1000 or more connections are required by the department of health to develop and implement a cross control connection program. This program requires all commercial buildings and irrigation systems to have a back flow prevention device installed on the water services. A list of approved devices can be located at the above referenced Washington Administrative Code. Sewer The proposed site is not currently connected to the City of Yelm's STEP sewer system. An existing 4" STEP sewer main is located in Yelm Ave. You will be required to connect to the City's STEP system. This will require a new step sewer tank and pumping system. I have attached a detailed sketch showing what may be required. Sewer hook- up fees are based on a consumption rate of 240 gallons per day and are charged at a rate of $5,269.00/240gpd (fee subject to change) inside city limits. At the time of application submittal you will be required to submit water usage calculations provided by a licensed civil engineer. The sewer fees will be calculated using the calculations provided. The on-site sewer septic system will be required to be removed per Article IV of the Thurston County Department of Health guidelines. Fire All projects need to have fire protection for the buildings. When reviewing proposals or projects for compliance with the 1997 Uniform Fire Code (UFC) the following need to be addressed: Does the proposal have fire hydrant coverage? To meet this requirement the building must have coverage by fire hydrants. All parts of the buildings must be within 150' of a fire hydrant. Another means of meeting fire code may be by installing a fire sprinkler system in each residence. Stormwater Developments with over 5,000 square feet of impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. If stormwater mitigation is required the types of stormwater mitigation may be wet ponds, bioswales and filter strips. The stormwater disposal is typically 100% infiltration. There is 2 ways to accomplish this: open ponds and underground galleries. The open ponds are depressions that store stormwater and allow it to perk back into the underground aquifer. Street Improvements Frontage improvements are not required for this project at this time. However, these improvements may be required if your building improvements are greater then 60% of the assessed building value. The assessed value of the building is $39,000. This information was provided by Thurston County's Tax records. (02/04/04). The applicant may be required to dedicated additional right-of-way for future improvements. ADA Requirements The American Disabilities Act required that facilities are ADA accessible. Facility improvements will have to meet current code. Review of these improvements will be determined upon further review of the civil and architectural plans.