Loading...
Yelm Comm ServicesPre-Application Meeting June 26, 2002 ***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: Cindy Cecil, Yelm Community Services Representative: Bruce McKean/Travis Ness, Helix Architecture Project Proposal: Construct a food bank, addition to thrift shop, and gymnasium at Yelm Community Services Project Location: 624 Crystal Springs Road Zoning: Open Space/Institutional District, Chapter 17.48 and Setbacks: Minimum lot size: None. Adjacent to Residential (North and South property lines) Side yard setbacks – 25 feet Rear yard setbacks – 25 feet; provided that the entire twenty-five foot depth shall be landscaped. Adjacent to Industrial (East property line) Side yard setbacks – 15 feet Rear Yard Setbacks – 15 feet Setbacks from Right-of-way – 25 feet Maximum height of buildings shall be 40 feet. Maximum development coverage shall be 70% Parking: Chapter 17.72 Gymnasium: One space for each ten occupants, based on maximum load per the Uniform Building Code. Thrift Store and food bank: One space for each 250 sq. ft. of gross floor area for retail, with one space for each 1,000 sq. ft. of warehouse area. One loading area required – minimum area to accommodate a vehicle 45’ in length, 12’ in Width, and 14’ in height. City of Yelm Development Guidelines requires that parking be paved. 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 4B.140. Existing access is on Crystal Springs Road. No other access proposed, or allowed. Landscaping: Chapter 17.80, Type I, II, III, IV, and V. Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting land uses. A minimum 15-foot Type I landscaping buffer will be required along the north and south property lines, separating the residential uses. Type II landscaping is used to provide visual separation of compatible uses. Type II landscaping is required around the perimeter of a site, which has compatible zoning and adjacent to buildings to provide visual separation of compatible use and soften the appearance of streets, parking areas and building elevation. Type II landscaping will be required on the east side of the property line, and surrounding the 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 while providing an attractive setting and overstory canopy. Type III landscaping is required as part of street frontage improvements. Type IV landscaping is used to provide visual relief and shade in parking areas. Type V landscaping is intended to provide visual relief in storm water retention/detention areas. A conceptual landscaping plan is required with application for Site Plan Review. Final landscaping and irrigation plan is required as element of civil drawings. 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. 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. If the proposed use is not listed in the table, the ITE Trip Generation Manual is used. The ITE manual lists a Recreation Community Center as creating 1.75 new pm peak hour trips per 1,000 sq. ft. To determine the projects impact and fee, use the following formula for the use proposed: TFC payment is required at building permit issuance. New Trip Generation Rate x gross floor area ? 1,000 x $750.00 = TFC Example: 1.75 x 11,700 = 20,475 ? 1,000 = 20.48 x $750.00 = $15,360.00 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: SEPA and NEPA Environmental review is complete Application and Process: Site Plan Review, Chapter 17.84, with environmental checklist 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 - 18 weeks. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Following land use approval, civil drawings are required. They must be submitted to the Community Development Department for review and approval, and satisfy all conditions of approval. Upon satisfactory completion of all conditions, the applicant can submit building plans for approval. OAPCA: Buildings containing asbestos and/or lead paint are potential environmental and health hazards. State and federal laws regulate the demolition of buildings containing asbestos and/or lead paint. 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 Air Pollution Control Authority (OAPCA) issues land clearing permits for burning. The applicant shall contact the Olympic Air Pollution Control Authority, 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 OAPCA requirements.