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Yelm Senior CenterPre-Application Meeting September 11, 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: Yelm Senior Center Representative: Bill Dean, Project Manager Project Proposal: Construct a Senior Center Project Location: 16530 103rd Ave., Yelm Zoning: Moderate Density Residential (R-6) Chapter 17.15 and Setbacks: Minimum lot size: None Side yard setbacks – 5 feet on one side, minimum both sides 12 feet. Rear yard setbacks – 25 feet Front yard setbacks – 15 feet, with a minimum 20 foot driveway approach. Maximum height of buildings shall be 35 feet. Yelm Municipal Code, Chapter R-6 allows the construction of a Senior Center as a Special Use, Chapter 17.66. A special use permit requires a public hearing before the Hearing Examiner. Parking: Chapter 17.72 For establishments intended for the sale and consumption of food and beverages, including fraternal and social clubs, one space per 200 sq. ft. of gross floor area. City of Yelm Development Guidelines require that parking 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 4B.140. Current access to the site is located on 103rd Avenue. Yelm Development Guidelines state that a commercial property may have up to three (3) driveway entrances for 151 – 500 foot frontage. Because of the location of the creek, any additional access other than the two proposed will need to be reviewed by the Community Development Department. 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 15-feet Type I landscaping will be required along the property lines adjacent to the school and residential properties. Type II landscaping is used to provide visual separation of compatible uses. An 8-foot Type II landscaping is required around the perimeter of a site, which has compatible zoning and 5 feet adjacent to buildings to provide visual separation of compatible use and soften the appearance of streets, parking areas and building elevation. Type III landscaping provides visual relief where clear sight is desired. This landscaping is for separation of pedestrians from streets and parking. 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 default table in the ordinance does not provide for a clear description for a senior center. After researching the Institute of Transportation Engineers Manual, 5th Edition, (ITE), the closest use that we could find was to classify the use as a “Recreational Facility” (495). The ITE manual states that a recreational facility creates 1.75 trips. To determine the projects impact and fee, use the following formula for the use proposed: TFC payment required at building permit issuance. New Trip Generation Rate x gross floor area ? 1,000 x $750.00 = TFC Example: 1.75 x 4,000 =7,000 ? 1,000 = 7.0 x $750.00 = $5,250.00 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: Environmental checklist review is required if the building size is over 4,000 sq. ft., or more than 20 parking stalls are created. Application and Process: A special use requires a public hearing before the City of Yelm Hearing Examiner. The Examiner’s decision may be appealed to the City Council at a closed record hearing. Minimum application requirements are listed on the application form and are the same as for a site plan review, at Section 17.84.060 YMC. A special use can expect completed review in approximately 3 - 4 months. Special use approval typically contains conditions of approval that the applicant must complete prior to building permit issuance. 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. Special Use Permit $500.00 Site Plan Review $350.00 plus $50.00 per sq. ft. SEPA $150.00 Suggestion: The City would like to suggest that when you apply for the Special Use Permit, that you include all phases of the project, even if funding is available for just a portion. We can review the entire project, condition the phases, and also charge the fees according to building permits. This allows for future construction with building permit, and removing the requirement of going through another special use permit process. 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.