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PL 051805 Our Redeemer BSP M E M O R A N D U M City of Yelm Community Development Department Planning Division   Pre-Application Meeting May 18, 2005 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: Trans NW Construction Representative: Chris Aldrich, Hatton Godat Pantier Project Proposal: Binding site plan for Our Redeemer Lutheran Church Project Location: 805 Yelm Avenue E, Yelm, WA 98597 Zoning and Setbacks Commercial (C-1) Side yard setbacks - 10 feet Rear yard setbacks - 20 feet Front yard setbacks - 15 feet Maximum building height - 40 feet. Binding Site Plan Standards The subject site is a single parcel of land of approximately 6.75 acres and is currently occupied by Our Redeemer Lutheran Church. In order to create a commercial lease pad, a binding site plan is required. Although the pre-submission request indicates a binding site plan is requested, the site plan shows the creation of four lots. A binding site plan would create building ‘pads’ with common access, parking, and stormwater facilities. A binding site plan would allow the creation of a condominium at a later date to sell the buildings located on the approved ‘pads’. A division of land has different improvement standards not analyzed as part of this pre-submission meeting. The binding site plan application would show the general area of building pads, parking, stormwater, utilities, and access. The uses of the buildings would not be reviewed for site plan review unless the proposed use was known at the time of binding site plan approval. It would be advantageous to show a building pad and parking on the area marked ‘future commercial’ in order to allow the subsequent use of the area through a site plan review approval and not an amendment to the binding site plan. Landscaping Street Fronts (SR 507 – Yelm Avenue East) The design guidelines require that development must define the street edge with building, landscaping, or other features, must provide direct access to the building from the frontage, and provide treatment to spatially define the street edge when parking or drive lanes are adjacent to street frontages. 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 would be required along the frontage at SR 507. 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. Side and Rear Yards The design guidelines indicate that service areas, outdoor storage be located away from neighboring properties to reduce conflicts and requires screening of refuse containers located behind the building. The refuse area must be large enough to accommodate a dumpster and recycle bin for each pad. 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. Type I landscaping is intended to provide a very dense sight barrier and physical buffer to separate conflicting uses, and land use districts. Type I landscaping is required between the site and the residential uses to the south. Type I landscaping is characterized by a 15 foot landscape strip in which any combination of trees, shrubs, fences, walls, earthen berms, and design features provides an effect which is sight-obscuring from adjoining properties. A conceptual landscaping plan is required with the application for binding site plan application. Final landscaping and irrigation plans are required as element of civil construction drawings, with installation pursuant to an approved phasing plan, typically at the time pads are developed. A performance assurance device is required to provide for maintenance of the required landscaping for three years from the date of installation. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years. Ingress/Egress Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140, which limits the number of commercial access points along SR 507 (Yelm Avenue East). Provisions for potential future connections of parking lots or streets will be reviewed as part of the binding site plan application, including the potential of a future connection to Vancil Road. Pedestrian Circulation The following elements must be provided as part of the site plan for new developments: All pedestrian paths must comply with the ADA. Adequate lighting must be provided for pedestrian access. Walkways should be integrated with the required parking lot landscaping. Provide pathways through parking lots Integrate transit stops into the planning of site improvements Provide weather protection such as a canopy to create a covered pedestrian open space. Provide at least 200 square feet of landscaping at or near the entry. Provide pedestrian facilities such as benches, kiosks, or bicycle racks. Provide pedestrian scaled lighting Adjacent window displays Provide artwork or special pedestrian scaled signs Building Design and Details To encourage buildings that are comfortable at a human scale, at least three of the following features must be incorporated into the building design: Balconies in upper stories Bay windows Pedestrian oriented space Individual windows Gable or hipped roof Porch or covered entry Spatially defining building elements that define an occupied space Upper story setbacks Composing smaller building elements near the entry or pedestrian oriented street fronts To ensure new development is compatible with Yelm’s architectural size and character, at least two of the following features must be incorporated into the building design: Upper story setback Horizontal building modulation Modulated roof line Building articulation To encourage unique, identifiable architectural features at intersections, at least one of the following features must be included on a façade facing public street: Decorated roofline Decorative treatment of windows and doors Decorative railings, grill work, or landscape guards Landscape trellises Decorative light fixtures Decorative building materials (masonry, wood details or patterns) Concrete block walls must use textured blocks, colored mortar or a mix of other masonry types. Metal roofing must be of high quality with a standing seam and can not be brightly colored. Concrete must be architecturally treated. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. Car Wash Parking Chapter 17.72 does not list parking for a car wash, so the minimum requirements would be to provide parking for employees based on the greatest number on a single shift and one stall for each 250 square feet of retail area. Traffic Facilities 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 car wash creates 52.65 pm peak trips per site. $750.00 X 52.65 = $39,487.50 The TFC is payable at time of building permit issuance. A Traffic Impact Analysis is required. 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. Drive Thru Bank Parking Chapter 17.72 requires banks to provide a minimum of one (1) stall per 300 square feet of gross floor area. Traffic Facilities Charge 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 drive in bank creates 32.73 pm peak trips per 1,000 sq. ft. The following formula is used to determine TFC charges: 32.73 X 5,820 = 190,489 ÷ 1,000 = 190.48 X $750.00 = $142,866.50 The TFC is payable at time of building permit issuance. A Traffic Impact Analysis is required. 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. Other Standards Thurston County Health Department Review will be required as there are wells and septic systems located on and within 100' of the property. All wells and septic systems on or within 200’ of the property must be shown on preliminary plat drawings. Any existing wells and septic must be properly abandoned, and any water rights deeded to the City. State and federal laws regulate the demolition of buildings containing asbestos and/or lead paint. State law (Chapter 173-425 WAC) defines land clearing burning as outdoor burning of trees, stumps, shrubbery, or other natural vegetation from land clearing projects. Olympic Region Clean Air Authority (ORCCA) issues land clearing permits for burning. The applicant shall contact the ORCAA, 2940-B Limited Lane NW, Olympia, WA 98502, (360) 586-1044 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, and prior to any demolition, proof of compliance with ORCAA and a City demolition permit is required. State Environmental Policy Act 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. Mitigation based on the TIA may be required. Application/Process The binding site plan requires a public hearing before the Yelm Hearing Examiner and includes Environmental Review. Once preliminary approval is granted, the applicant has 5 years to install all required infrastructure improvements to serve the pads and apply for final binding site plan approval. A site plan review is required for each use a pad at the time of development to ensure the proposed building and its use is consistent with the requirements of the zoning code and the approved binding site plan. If the use of building is known at the time of binding site plan application, the site plan review may be reviewed concurrently with that process. The environmental determination, preliminary binding site plan, and site plan review are reviewed concurrently and typically takes 12 to 18 weeks, depending on workload. Preliminary approval typically contains conditions of approval that the applicant must complete prior to receiving final binding site plan 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 binding site plan approval. Upon satisfactory completion, the applicant submits the final documentation for final binding site plan.