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PL CV 110806 Balascio-Edwards MtView&Killion  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting November 8, 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: Yelm Property Development, LLC Dennis Balascio P.O. Box 2950 Yelm, WA 98597 Hollamer Investments, LLC Mike Edwards 920 Eastbay Dr. NE, APT 3D301 Olympia, WA 98506 Project Proposal: Commercial development of a twenty (20) acre site. Project Location: Between Mt. View Road and Killion Road Tax parcel number 21724120100 & 21724120200, 21724120402 Zoning and Setbacks The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The C-1 district is intended to provide for the location of business centers to serve the needs of the community for convenience goods and services such as food, drugs, household supplies, automobile servicing, recreation, entertainment and other uses related to, but lesser in scope, than downtown core area uses. The C-1 district allows for retail establishments as permitted uses subject to site plan review approval in accordance with Chapter 17.84 YMC. Building setbacks are 15 feet from the front, 20 feet from the rear and 10 feet from the side property lines. The maximum building height is forty (40) feet. Section 17.26.060 (2) YMC states that twenty-five percent of the floor area of a building with single story gross floor area in excess of 40,000 square feet shall be sited within 1,000 linear feet of a double arterial. Yelm Avenue West (SR 510) is classified as an urban arterial, which replaced the ‘double’ arterial designation. Killion Road is being constructed as an urban arterial as part of the Killion Road Local Improvement District. Critical Areas All of Yelm is considered a critical aquifer recharge area. Existing development regulations which require the treatment of stormwater prior to infiltration into the ground as well as the containment of hazardous materials on-site 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. A conceptual landscaping plan is required at the time of application for site plan review. 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. 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. State Environmental Policy Act Process A SEPA threshold determination will be required before action is taken on the Site Plan Review application. Because of the size of the project, an expanded environmental checklist will be required, which includes the following environmental documents: Traffic Impact Analysis. Conceptual Stormwater Plan. The SEPA threshold determination is appealable to the Hearings Examiner, who would hold an open record hearing on the issue. The Examiner’s decision may be appealed to City Council, which would conduct a closed record hearing and determine if the Examiner’s decision was contrary to law and supported by substantial evidence. Application and Connection Fees Site Plan Review $350.00 + $50.00 per 1,000 square feet SEPA $150.00 Traffic Impact Analysis $500.00 scoping fee, review billed on a cost recovery basis. Civil Plan Review Billed on a cost recovery basis Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Sewer Connection Fee $2,847.00 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $1,500 per ERU Sewer Meter Fee Based on meter size Fire Impact Fee $0.216 per 1,000 square feet of gross floor area Traffic Impact Fee $750.00 per peak PM trip Design Review The subject property is identified as being in a ‘Village Retail’ design district. Killion Road and Yelm Avenue West (SR 510) within 1,000 feet of the realigned intersection are identified as being ‘pedestrian oriented streets’. All development for properties frontage on a “Pedestrian Oriented Street” shall include site planning measures to define the street edge, encourage pedestrian access and provide amenities and support downtown design objectives. Buildings must present a “Pedestrian oriented façade” and provide for pedestrian amenities. The pedestrian oriented designation includes approximately half of the property frontage along Yelm Avenue West (SR 510) and the southern entrance on Killion Road. The intent of pedestrian oriented street frontage requirements is stated in the following: To create an active safe pedestrian environment Upgrade the downtown and visual identity. Unify streetscape Improve pedestrian/auto circulation 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. Large Lot Developments The design guidelines indicate that providing for public transportation encourages buildings to complement adjacent activities and visual character and create comfortable human environments, and to incorporate screening, mitigation, utilities and drainage as positive elements. To take advantage of special opportunities and mitigate impacts of large developments, site planning must accomplish the following goals: Provide for connected streets and public transportation. Convenient pedestrian circulation Buildings to complement adjacent activities Provide open space and landscaping Incorporate screening, utilities and drainage as positive elements. 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 a 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. Concrete must be architecturally treated Metal roofing must be of high quality with a standing seam and can not be brightly colored. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. Parking For properties fronting pedestrian oriented streets, parking lots shall be located in the back of lots, away from street sidewalks whenever feasible. For properties fronting on two pedestrian oriented streets, parking may be located on one of the streets provided that a building or pedestrian oriented space is situated between the parking and the street corner. All parking areas and driveways must be surrounded by a 6” high vertical concrete curb if the lot is visible from the street. All landscaped and pedestrian areas shall be protected from encroachment by parked cars. 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. Chapter 17.72 YMC requires one parking space for every 300 of office space, one space for every 250 square feet of gross floor area for retail establishments and one space for every 200 square feet of food service. In parking facilities containing more than twenty-five (25) parking spaces, twenty-five percent (25%) of the required spaces may be designated as compact. A standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. 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 significantly separate conflicting uses and land use districts. A minimum of 15 feet of width shall be required when Type I landscaping design is utilized. Type I landscaping will be required along the north property line. 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 will be required along the east, west and south property lines. 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 will be required along the east, west and south property lines. 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 Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. The traffic impact analysis will be required to review the number and location of access points into the site, particularly whether two accesses from Yelm Avenue West (SR 510) are appropriate, whether storage for left and right turns into the site from Yelm Avenue West (SR 510) is warranted, and whether acceleration or deceleration lanes will be required. 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 subject property, and additional right-of-way dedication may be required. Frontage improvements are required for Mountain View Road to “Neighborhood Collector” standards, which requires a 16’ paved asphalt section, concrete curb and gutter, planter island, 5’ sidewalk and street lighting. This street classification also does not allow on street parking. A drop lane may be required from Yelm Avenue West (SR 510) to the entrance on Mountain View Road. Partial improvements along the subject property frontage were required of a residential development to the north of the property, and full improvements should be coordinated with that development, if possible. The City of Yelm has formed a Local Improvement District (LID) for the realignment of Killion Road, and the installation of a traffic signal, as well as reconstruction of Yelm Avenue West (SR 510) from Cullens Road to 93rd Street. The portions of the site fronting Killion Road and Yelm Avenue West (SR 510) are a part of the LID improvement area, and required frontage improvements will be completed as part of the Local Improvement District. 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 example, the traffic generated from a fast food restaurant is much greater than a “sit-down” restaurant. EXAMPLE: (Peak PM Trip Rate x (Gross Floor Area / 1,000) x $750.00=TFC Retail Shopping Center: 3.06 x 200,000 = 612,000/ 1,000=612 x $750 = $459,000 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 not currently connected to the City of Yelm water system. There are existing water mains installed along Yelm Avenue West (SR 510) and Mt. View Road. It would be expected that this project will connect to the existing water mains and extend the water system on your site as needed to support your intended uses. A proposed water latecomers agreement for Killion Road is on the Council Agenda for November 14, 2006 If approved, Parcel number 21724120100 will be subject to the Latecomers Agreement. The latecomers fee for connection to the water line is $14,685.82 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 with a credit for the existing connection(s). 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. Any existing well(s) will need to be abandoned per Department of Ecology standards and the water rights must be dedicated to the City. An irrigation meter will be required for all landscaping irrigation and shall include an approved backflow prevention device. As sewer use fees are calculated based on water usage for commercial accounts, 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 currently connected to the City of Yelm’s STEP sewer system. There are existing sewer force main is installed along Yelm Avenue West (SR 510) extending from Killion Road to Mountain View Road. There is also an existing sewer force mains installed along Killion Road and Mountain View Road. It would be expected that this project will connect to the existing sewer mains located Yelm Avenue West (SR 510) and extend the step sewer system on your site as needed to support your intended uses. The property lies within 3 different sewer basins. Line sizes and connection points will need to be determined through site plan review. A proposed sewer latecomer agreement for Killion Road is on the Council Agenda for November 14, 2006. If approved, Parcel number 21724120100 will be subject to the Latecomers Agreement. The latecomer fee for connection to the sewer line is $5,117.58. This project will be required to install a City of Yelm STEP sewer tank(s) assembly. Also a grease interceptor will be required before the STEP tank for all uses the City deems necessary. The size of both the STEP tank and grease interceptor will be based on peak flows as calculated by the developer’s engineer, which must be submitted as part of the civil plan review. 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. There is also an inspection fee of $145.00 per a connection will also be required. Any on-site septic systems will need to be abandoned pursuant to Thurston County Health Department regulations prior to site plan review approval. The proposed development falls in the Killion Road North LID District and has been assessed a total of 7 sewer ERU connections. The connection fee will be $2,847.00 per ERU (fee subject to change) for these connections (rather than the standard connection fee of $5,569). Fire Protection Fire flows and access pursuant to the International Building Code (IBC) and International Fire Code (IFC) is required. Fire access, hydrant locations, and fire flows will be reviewed at the time of civil plan review while fire coverage and sprinkler requirements are reviewed as part of the building plan review for each structure. The City has established a 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 in 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. Pursuant to policies in the Yelm Design Guidelines, all pedestrian pathways and accessible pathways should be distinguished by both material and colors. 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.