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jim's Edits for Civil6 City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting November 15, 2006 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: Richard Lafontaine Project Proposal: Relocation of donated Building to VFW site Project Location: 16733 103rd Avenue SE, Yelm WA Tax parcel number 64303101400 As stated in Chapter 17.84 YMC, Site Plan review and approval shall be required prior to the use of land or building for the location of any commercial, industrial or public building or activity. Exemptions from site plan review and approval shall be granted by the site plan review committee if there is no addition of square footage or no additional tenant, or if the expansion is for storage in which case future conversion would trigger site plan review. ZONING AND SETBACKS The property is zoned R-6 Moderate Density Residential (R-6), Chapter 17.15 YMC. This district allows fraternal organizations, lodges, and private clubs to be located in the residential zone, as a special use. When the property was annexed into the City, a special use permit was never issued. To permit this special use, a Special Use Permit and Site Plan Review is required. Building setbacks are 15 feet from the front, 25 feet from the rear and a minimum of 5 feet from the side property lines, total of both sides being 12 feet. The maximum building height is forty (35) feet. Critical Areas All of Yelm is considered a critical aquifer recharge area. Existing development regulations address the potential impacts to this critical area. The City critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas buffer areas. Site Plan Review Process A Site Plan Review application as established by Chapter 17.84 YMC is an administrative review process. The minimum application requirements can be found at Section 17.84.060 YMC and are listed on the application form. A notice of application is mailed to all property owners within 300 feet of the site. The site plan review committee’s decision on a site plan review application may be appealed to the Hearing Examiner, who would hold an open record hearing on the issue. The Examiner’s decision can be appealed to the City Council, which would hold a closed record hearing and determine if the decision was supported by substantial evidence or contrary to law. If a SEPA appeal is filed, the site plan review would be combined with that appeal and the Hearing Examiner would become the decision maker with a recommendation from the SPR Committee. An open record hearing would be held by the examiner on the site plan review application, if combined with a SEPA appeal. A conceptual landscaping plan is required with the application for site plan review. The final landscaping and irrigation plan is required as an element of civil plans, with installation and approval prior to occupancy of the business. 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. As established by the development guidelines, a Special Use Permit is required for such uses and facilities in order that properties adjacent to such uses, especially properties which are of clearly different character from the use or uses identified in this chapter, are reasonably protected from adverse effects or impact of these special uses; A Special Use Permit requires a public hearing before the hearing examiner. A special use permit may be granted by the hearing examiner, after public hearing and review by the hearing examiner, for those uses requiring such permits as provided for in Chapter 17.66 YMC. The minimum application requirements can be found at Section 17.66.070 and are listed on the application form. State Environmental Policy Act Process A SEPA threshold determination will not be required before action is taken on the Site Plan Review application. An environmental checklist is required when the proposal creates 4,000 sq. ft. or more than 20 parking stalls Land Use Fees Site Plan Review $350.00 + $50.00 per 1,000 square feet SEPA $150.00 Traffic Impact Analysis $2,250.00 Design Review Street Fronts (other than pedestrian-oriented street) All development for properties not on pedestrian oriented streets shall include site planning measures to create an attractive street edge, accommodate pedestrian access, and support downtown design objectives. Examples of requirements based on Downtown Goals and Policies are stated in the following: Define street edge with building landscaping or other features. Provide direct access to building fronts from the sidewalk. If parking is adjacent to street frontage, provide substantial landscaping to spatially define the street edge and create a distinctive perimeter along the street front. Side and Rear Yards/ Siting Service Areas The design guidelines indicate that service areas, and outdoor storage be located away from neighboring properties to reduce conflicts and requires screening of refuse containers located behind the building. No refuse container shall be permitted between a street and the front of a building. The refuse area must be large enough to accommodate a dumpster and recycle bin. 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. The following describes the intent in siting service areas based on the Design Guidelines: To “reduce the visibility of unsightly uses”. To minimize the visibility of “backs” of buildings where service areas are located. To “encourage more thoughtful siting of trash containers and siting areas by screening its negative aspects”. To reduce the noise impacts of service areas. Street Corners Developments on corner lots must enhance the property’s visual qualities by installing substantial landscaping, a decorative screen wall, providing pedestrian access, and architectural cover treatments. 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 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: Pedestrian oriented space Individual windows Porch or covered entry Spatially defining building elements that define an occupied space Composing smaller building elements near the entry or pedestrian oriented street fronts To encourage unique, identifiable architectural features at intersections, at least one of the following features must be included on a façade facing a public street: Decorated roofline Decorative treatment of windows and doors Decorative railings, grill work, or landscape guards Landscape trellises Decorative light fixtures 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. Parking The requirements for off-street parking 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 is in excess of the minimum set forth. Chapter 17.72 Places of assembly without fixed seats requires one stall for each 10 occupants, based on the maximum occupant load per the Uniform Building Code. Estimated calculations show the occupant load with the addition to be 200, which requires 20 parking stalls. A standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. A loading space must accommodate a truck 45 feet in length, 12 feet in width, and 14 feet tall. Off street loading is required for all establishments requiring regular delivery such as food retailers and retail. A loading space must accommodate a truck 45 feet in length, 12 feet in width, and 14 feet tall. All parking areas must be surfaced with asphalt or concrete, and shall be striped and landscaped to the standards of the development guidelines. The design details for parking lot construction can be found in the Yelm Development Guidelines. Landscaping Types and Description The purpose of landscaping requirements is to preserve the aesthetic character of communities; to promote retention and protection of existing vegetation; and to reduce the impacts of development on drainage systems and natural habitats. 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 this site and the residential use along the east property line. 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. 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. It is used around the perimeter of a site with a minimum planting area of eight-feet in width. When used adjacent to a building, a minimum five-foot planting area shall be provided. Type II landscaping would be required along the north property line, and also the west property line from the ball field to 103rd. Type III landscaping is intended to provide visual relief where clear sight is desired. This type is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. The minimum width for Type III landscaping shall be six-feet, a four-foot width may be used through parking area pedestrian walks where accent trees are used. Type III landscaping is required along all street frontages. Type IV landscaping is intended to provide visual relief and shade in parking areas. Parking shall have at least 24 square feet of landscape development for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction. Type V landscaping is to provide visual relief in stormwater retention/detention areas with vegetation that is suitable and will thrive in hydric soils. Transportation Frontage improvements are required for all new development within the city. Frontage requirements include improvements to the roadway from the centerline of right-of-way back towards the property. Additional right-of-way dedication may be required. Frontage improvements will be required for this project. Half street improvements will be required to be constructed along the frontage of this property. Grove Road and 103rd St. are identified as neighborhood collector roadways. The required half street improvements would be a 16’ travel lane, concrete curb and gutter, a 6’ planter strip with street trees, and a 5' sidewalk. These improvements will be constructed symmetrically from the right of way centerline toward the property line/edge right of way line. Reconstruction of the roadway may eliminate a portion of the adjacent lane, if this is the case the project will have to provide an additional 14’ paved lane. Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Existing vehicular access to the site is located on 103rd Street. Accesses shall be reviewed for safety and visibility. The Traffic Impact Analysis required as part of the environmental review will indicate the impacts that the development will have on the transportation system and suggest mitigation measures that may be required. The City of Yelm has adopted a Transportation Facility Charge (TFC) of $750.00 per PM peak trip generated by new development. The code provides a default table that the applicant can use to determine the number of new PM trips generated by a proposal. The TFC charges are based on the type of use proposed. Each use may be significantly different. For a Lodge/Fraternal organization, the trip generation is determined by members. The trip generation rate per member is .03. ((Peak PM Trip Rate * # of members) * $750.00 = TFC Example: .03 x 100 members = 3.00 x $750.00 = $2,250.00 Traffic Facilities Charges may be applied to off-site improvements required to mitigate potential significant impacts attributed to the proposed development if the required improvements are capacity related. Water The site is currently has a water meter connected to the City of Yelm water system. The City is unsure what this meter is connected to at this time. This meter may be used for both buildings at the time of redevelopment. This meter is connected to a 6” asphalt cement water line located in Grove Road and no water mains in 103rd Ave. This site has a base water consumption to be determined by the past water usage. Additional water connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $1,500 per connection (fee subject to change) inside the city limits. An engineers estimate for water usage will be required as part of the civil plan submission. Water connection fees are payable at building permit issuance. An irrigation meter shall be installed, provided an approved backflow prevention device is provided. As sewer use fees are calculated based on water usage, an irrigation meter will lower monthly sewer bills. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. Sewer The proposed site is not currently connected to the City of Yelm’s STEP sewer system. This proposal will be required to connect to the City’s sewer system. Wal-Mart is expected to be extending a sewer main down Grove Road. There will be a latecomer’s agreement recorded as part of this sewer main. You will be able to connect to this sewer main for this proposal. The installation of the sewer main is expected to December 2006. After connection to the sewer main this project will be required to install a STEP tank system on the site as needed to support your intended uses and both buildings. Sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $5,569.00 per a connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a connection will also be required. The actual connection fees will be calculated by using the estimated water consumption figures. Fire Protection All projects need to have fire protection for the buildings. It is likely that fire flow may be an issue at this location, which will be addressed through building official review of the proposed building uses and construction material used for the buildings. The International Building Code (IBC) provides occupancy ratings for different types of uses. The fire coverage and sprinkler system for the proposed use must meet IBC requirements. Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC is established at a rate of $0.216 per square foot of development for all new development I the City of Yelm. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. The size and design would be reviewed as part of the site plan review and further review at civil plan submittal. An operations and maintenance agreement will be required. 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. Civil Plan Review Process Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain standard details for all infrastructure requirements, including parking lot layout, sewer and water lines, STEP tank design, and stormwater control. Building Permit Process Building Plan review, permitting and inspections will be based on Title 15 Yelm Municipal Code, adopting the 2003 IBC, IMC, UPC, IFC and the 2001 Washington State Energy Code. By resolution, the City of Yelm re-adopted the 1997 UBC, UMC and UPC Fee schedules. Building Plans may be submitted after Site Plan Review approval. Five(5) sets of plans, one of which may be half scale, two (2) sets of engineering calculations, energy calculations and specifications will be required. Due to the size of the occupancy, an integrated sprinkler and fire alarm system will be required. These plans may be submitted at a later date along with any required kitchen suppression systems. All fire related items 5’ outside the building will be subject to civil review along with domestic water, waste, and storm water. Concurrently with Site Plan Review two sets of building and accessory building elevations must be submitted for review of the building for consistency with the Design Guidelines. Allow at least 4 to 6 weeks for Building Plan Review and 2 weeks for design guideline review.