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PL CV American Dreams-GroveRD121306  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting December 13, 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: American Dreams Concepts Project Proposal: Proposing 8 Multi-family Dwelling Units on 2.64 acres Project Location: 10434 Grove Road SE Tax parcel number 64303100700 Zoning and Setbacks The property is zoned Commercial (R-6) which is codified at Chapter 17.26 YMC. The R-6 district is intended to permit a greater variety of housing types than are permitted in the low-density residential district. Maximum number of dwelling units allowed is 16, minimum is 6, based on the approximate acreage of 2.64. Actual acreage to be determined by a licensed surveyor. Building setbacks are 15 feet from the front, 25 feet from the rear and 12 feet total from the side property lines with a minimum of 5 feet on either side. 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 wetland 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 proposed the units would be multi-family, with all buildings under single ownership. To be able to “condominiumize” the units, a binding site plan is required, which is an additional application and requires a public hearing before the Hearing Examiner. State Environmental Policy Act Process A SEPA threshold determination will be required before action is taken on the Site Plan Review application. An environmental checklist is required when the proposal creates more than four dwelling units.4,000 square feet or 20 or more parking stalls. Because of the size of the project, an expanded environmental checklist will be required initially. The expanded checklist should include the following environmental documents: Traffic Impact Analysis. Preliminary 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. Land Use Fees Site Plan Review Multi-Family Commercial $350.00 + $50 per unit1,000 sq ft per gross floor area. SEPA $150.00 EIS $1,500.00 Traffic Impact Analysis $500.00 if it creates more than 20 peak pm trips 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. 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 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 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 YMC requires multi-family dwelling units to provide two parking spaces for per unit. For a maximum of 16 units, 32 parking stalls will be required. Twenty five percent (25%) of the parking spaces may be compact. A standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. 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 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 north, south, west and east 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 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. Open Space Chapter 14.12 YMC Open Space All multi-family residential developments are required to provide 10% of the gross area in open space. For 2.64 acres, approximately 11,500 square feet of qualified open space shall be required. Open space shall be dedicated and have the following attributes and characteristics: Environmental interpretation or other education; Park, recreational land, or athletic fields; Off-road footpaths or bicycle trails; or Any other use found by the City to further the purposes of this chapter. Above ground stormwater treatment areas do not qualify as open space. Water STEVE Transportation I Ingress and egress at the site must be consistent with the Yelm Development Guidelines, Section 4B.140. Frontage improvements are required for Grove Road. Half street improvements include a 16 foot travel lane, a 7 foot planter strip, and a 5 foot sidewalk. Depending on the actual right-of-way location, these improvements may require the need for providing a 12 foot drive lane on the opposite side of the street. Residential development requires internal streets be designed as a local access street, which includes two 11 foot travel lanes, two 7 foot parking strips, two 6 foot planter strips, and a 5 foot sidewalk on one side. 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. A single family residential development with separate salable lots generates 1.01 new peak PM trips dwelling unit pursuant to the concurrency code. Townhouse and PRD developments are multi-family units, the trip generation rate would be 0.6 new peak PM trips per multi-family unit. The impact fee would be $757.50 per single family dwelling, or $450 per multi-family unit. The Transportation Facilities Charge is payable at time of building permit issuance.ngress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. A traffic impact analysis should review the required access points into the site. 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. 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 your property. Additional right-of-way dedication 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. A single family residential development with separate salable lots generates 1.01 new peak PM trips dwelling unit pursuant to the concurrency code. For mMulti-family dwelling units, the trip generation rate iswould be 0.6 new peak PM trips per multi-family unit. 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. Retail sales are also determined by different factors. EXAMPLE: Gross Floor Area / 1,000 x $750.00=TFC Misc. Retail: 2.4 x 20,000 = 48,000 / 1,000 = 48 x $750.00 = $36,000.00 Calculate for specific project if sq. ft. is available 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. STEVE Water (check for latecomers) The proposed site is currently connected to the City of Yelm water system (6 inch water line in Grove Road). Water lines would be extended into the development to service the new lots or units. Residential water connections are based on a consumption rate of 900 cubic feet per month (on Equivalent Residential Unit) and are charged at a rate of $1,500 per connection (fee subject to change) inside the city limits. Water connection fees may be reduced for multi-family units. An irrigation meter may be installed, provided an approved backflow prevention device is provided. All 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. The site is currently connected to the City of Yelm water system. The water mains are installed along . 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. 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. Any existing well(s) will need to be abandoned per Department of Ecology standards and the water rights will need to be dedicated to the city. 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. STEVE Sewer (check for latecomers) The proposed site is currently not connected to the City of Yelm’s S.T.E.P. sewer system. The closest existing line in the sewer basin in which the site is located at the corner of 100th Way and Middle Road. This line would have to be extended to the site, and also extended across the property frontage on Grove Road. Line sizes would be reviewed as part of the civil plan submission and may be adjusted if the proposed use generates more sewer usage than anticipated by the sewer plan. A latecomers agreement may be requested by the developer. Each dwelling unit will be required to install a City of Yelm S.T.E.P. sewer tank assembly. Residential sewer connections are based on a consumption rate of 900 cubic feet per month (One ERU) and are charged at a rate of $5,569.00 per connection (fee subject to change) inside city limits. An inspection fee of $145.00 per connection will also be required. The proposed site is currently connected to the City of Yelm’s STEP sewer system. The sewer force mains are installed along . It would be expected that this project will connect to the existing sewer main located on and extend the step sewer system on your site as needed to support your intended uses. This project will be required to install a City of Yelm STEP sewer tank(s) assembly. The size of the STEP tank will be based on peak flows as calculated by the developer’s engineer, which must be submitted as part of the civil plan review. Any on-site septic systems will need to be abandoned prior to site plan review approval. 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. Check for Sewer LID EXAMPLE: 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. Other Thurston County Health Department Review may be required if any wells and/or septic systems are located on or within 100' of property. All wells and septic systems within 200' of the property must be shown on preliminary plat drawings. Any existing wells and septic must be abandoned, and any water rights deeded to the City. ORCAA: 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 (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.