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PL CVHollamar-Killion &510-122006  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting December 20, 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: Hollamer Investments LLC 920 East Bay Drive Olympia, WA 98506 Project Proposal: Large Commercial Development on 20.83 acres Project Location: Yelm Avenue West (SR 510) & Killion Road Southwesterly Quandrant Tax parcel numbers 21724130500, 30600, 30602, 31000 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. Nisha, does the C1 allow shopping centers? They are proposing a 160k sq. ft. building, that is almost the same as walmart?The C-1 district allows commercial shopping retail and restaurant establishments centers as a 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. 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. 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 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 Commercial ($350.00 + $50 per 1,000 sq ft per gross floor area. SEPA $150.00 EIS $1,500.00 Traffic Impact Analysis ScopingScoping $500.00 plus actual peer review costs.if it creates more than 20 peak pm tripsplus actual peer review cost Design Review Street Fronts in relation to Pedestrian Oriented Street Frontage Nisha – this project falls only in the Village Retail district… Did you have this here for a purpose? Applicable if located in Old Town or Village Retail districts 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”. 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 development should provide for public transportation, encourage buildings to complement adjacent activities and visual character and create comfortable human environments, and to incorporate screening, mitigation, utilities and drainage as positive elements. Multiple Building and Large Lot Developments NISHA _ See I.C.(1) 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 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 Lot Location and Design Location of parking at pedestrian oriented streets Applicable if located in Old Town and Village Retail District Nisha – see III.A.(1) For properties fronting pedestrian oriented streets, parking lots shall be located in the back of lots, away from street sidewalks whenever feasible. 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. Vehicular Access and Parking The City may require all development projects on properties of more than 10 acres which front on two streets to provide “through access” between existing roads to create a safe, convenient network for vehicle circulation and parking. 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 retail establishments to provide one parking space for every 250 feet of gross floor area. A restaurant requires one parking space for every 200 square feet of gross floor area. 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. A loading space is required based on gross floor area. Projects up to 50,000 square feet requires a minimum of three (3) loading spaces, that 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 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 is will be required on the West propertiesy that border residential uses. line of parcel 21724131000 and the North property line of parcel 21724130500. 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 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 IIngress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. The roadway access shall be reviewed as part of the Transportation Impact Analysis. Frontage improvements are required for all new development within the city. Frontage requirements include improvements to 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 formed a Local Improvement District (LID) for the realignment of Killion Road, and installation of a traffic signal, as well as reconstruction of SR 510 (Yelm Avenue West) from Cullens Road to Burnett Road. This site is part of the LID improvement area, and required frontage improvements on Tahoma Blvd. will be completed as part of the LID. Frontage improvements will be required along Berry Valley Road. Berry Valley Road is classified as Commercial Collector. This project will be required to construct half street frontage improvements which may include, utility installation, asphalt widening, curb and gutter, landscape planter, street trees, sidewalk and lighting. 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. 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, storage for left turning movementss onto Killion Street from Yelm Avenue West (SR 510) and the possible need for acceleration or deceleration lanes. 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 formed a Local Improvement District (LID) for the realignment of Killion Road, and installation of a traffic signal, as well as reconstruction of SR 510 (Yelm Avenue W) from Cullens Road to Burnett Road. This site is part of the LID improvement area, and required frontage improvements will be completed as part of the LID. 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. 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 Retail Shopping Center: 3.4 x 160,000 = 544,000 / 1,000 = 544 x $750.00 = $408,000 Restaurant: 6.13 x 25,000 = 153,250 / 1,000 = 153.25 x $750.00 = $114,937.5 Credits may be given for projects which create a significant economic benefit to the community. The size of the credit shall be measured at an appropriate percentage of the anticipated annual tax revenue increase to the community and available for capital contribution to transportation facilities on the approved plan as a result of the project. The credit is calculated as follows: 1. Estimated gross revenue for six years. 2. Multiply gross revenue by 0.2 percent (B and O tax). 3. Multiply gross revenue subject to sales tax by 1.5 percent (city share of state sales tax). 4. Add products of 2 and 3 above. 5. Multiply total from line 4 by nine percent (percentage of tax revenue budgeted to city road fund). 6. Multiply product from line 5 by 28 percent (percentage of money in the road fund that is designated as private share for projects on the TFC). 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 Nisha – use some of the sq.ft. calcs they provided on the site plan… to give them a better estimate of charges… Retail Shopping Center has trip generation of 3.06 Restaurant 6.13 Fast food 18.27 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 (check for latecomers) (The site will be required to connect to the City of Yelm water system. A 10” water main will be installed along Tahoma Boulevard from West (SR 510). 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. This 10” water main has water stubs already installed to serve this property. (Note: When the Tahoma Blvd. project is complete a moratorium will be placed on open cuts in the roadway for a min. of 5 years. 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. There is a water latecomers fee associated with the site in the amount of $803.60. The 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. 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. I Think that two of the lots are already connected… to water, and maybe sewer too? The site is currently not connected to the City of Yelm water system. The water mains are installed along SR 510 and Killion 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. 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. Sewer (check for latecomers) The proposed site is currently connected to the City of Yelm’s STEP sewer system. A 12” sewer force main will be installed along Tahoma Boulevard from West (SR 510). It would be expected that this project will connect to the existing sewer main located Yelm Avenue West (SR 510) and extend the step sewer system on your site as needed to support your intended uses. This 12” sewer main has sewer stubs already installed to serve this property. (Note: When the Tahoma Blvd. project is complete a moratorium will be placed on open cuts in the roadway for a min. of 5 years.) 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. 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. Connection fees are subject to change at the beginning of 2007’. Any on-site septic systems will need to be abandoned prior to site plan review approval. The proposed development falls in the Killion Road North LID District and has been assessed a total of 1 ERU. The hook up fee of $2,847.00 per ERU (fee subject to change) is payable at time of building permit issuance. This fee is in addition to the original LID assessment of $1,823.15/ERU, which is being paid on an annual basis for 15 years. The proposed site is currently not connected to the City of Yelm’s STEP sewer system. The sewer force mains are installed along SR 510 and Killion Road. It would be expected that this project will connect to the existing sewer main located on Killion Road 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. Also a grease interceptor will be required before the STEP tank in 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. Any on-site septic systems will need to be abandoned prior to site plan review approval. Commercial 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. Connection fees are subject to change at the beginning of 2007’. 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.