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Grazoa Junk Yard pl City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting March 29, 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: John Grazoa 19921 Meridian Avenue East #212 Project Proposal: Establish a truck wrecking yard. Project Location: 925 N.P. Road Zoning The property is zoned Industrial (I), which allows Auto wrecking yards as a permitted use. A site plan review approval is required, however. Minimum lot area 10,000 square feet Minimum lot width 100 feet Setbacks 15 feet Maximum building height 40 feet Maximum lot coverage 85% of site One parking space for each employee based on the greatest number of employees on a single shift, plus one square foot of parking per square foot of display or retail area, plus one space for each company owned or operated vehicle. Parking areas must be paved, striped, and landscaped pursuant to the Yelm Development Guidelines. Outdoor storage must be maintained in an orderly manner and must be effectively screened from all public rights-of-way, which can be accomplished with an 8 foot solid fence. Public ways include N.P. Road, the sewer treatment plant, and the access road into the treatment plant.  Landscaping Chapter 17.80 YMC codes requires landscaping for subdivisions in order to screen adjacent uses, to soften the hardscape between parking lots and buildings as well as streets and parking lots, to provide shade in parking lots, and to ensure storm water treatment and storage areas are aesthetic. Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land districts. Typically, a type I landscaping strip is a 15 foot buffer area with any combination of trees, fences, walls, or berms. A type I landscape buffer is required along the northern and eastern property boundaries. 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 to provide visual separation between compatible uses. Typically, a type II landscaping strip is an 8 foot buffer area with a combination of tress, fences, or berms. A type II landscape buffer is required along the western property line and the frontage of N.P. Road. Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. Type III landscaping is typified by a six foot landscaping strip with street trees for a large overstory canopy along streets and pedestrian corridors and grass or other approved vegetation for groundcover. A type III landscape buffer would be required along the property frontage along N.P. Road. Type V landscaping is required in storm water retention areas, if required. The floor and slopes of any stormwater retention/detention area shall be planted in vegetation that is suitable and will thrive in hydric soils. The landscaping of the stormwater facility shall be incorporated with all on-site landscaping. The refuse container must be screened by a solid wall and can not be located between the building and N.P. Road. A conceptual landscaping plan is required with the application for subdivision. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to final approval of the use. Traffic The City has adopted at Chapter 15.40 YMC concurrency management tools that require payment of a Transportation Facility Charge (TFC) of $750.00 per peak PM trip by new developments. The Code provides a default table that the applicant can use to determine new PM trips generated, but wrecking yards are not a listed use. According to the 5th Edition of the Trip Generation Manual prepared by the Institute of Transportation Engineers, General Light Industrial uses generate 8.77 peak PM trips per acre. Based on this trip generation, a 4 acre site would be responsible for a TFC of $26,310.00 (8.77 trips * 4 acres * $750). The City may consider a trip generation report prepared by an engineer licensed in the State of Washington instead of the ITE manual. The TFC is payable at time of building permit issuance. The concurrency management code also requires the project make any off-site traffic improvements to meet the safe movement of traffic attributable to the development. Critical Areas Code Yelm is identified as a critical aquifer recharge area. Activities may only be permitted in a critical aquifer recharge area if the applicant can show that the proposed activity will not cause contaminants to enter the aquifer and that the proposed activity will not adversely effect the recharging of the aquifer. Specifically, any proposed activity must comply with the water source protection requirements established by Federal, State, and County authorities. Additionally all developments must meet the standards of the adopted stormwater manual. Vehicle repair and servicing, including the storage of damaged vehicles in a wrecking yard, must be conducted over impermeable pads and within a covered structure capable of withstanding normally expected weather conditions. Chemicals must be stored in a manner that protects them from weather and provides containment should leaks occur. No dry wells shall be allowed in critical aquifer recharge areas and dry wells existing on the site prior to facility establishment must be abandoned using techniques approved by the state Department of Ecology prior to commencement of the proposed activity. As part of the environmental review process, an aquifer protection plan will be required. This plan should be prepared by a qualified professional.  State Environmental Policy Act (SEPA) A SEPA Environmental checklist and threshold determination is required. As noted above, the checklist must include an aquifer protection plan prepared by a qualified professional. 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 100' of the property must be shown on preliminary plat drawings. Any existing wells and septic on site must be 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 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. Application/Process Development of the site as a wrecking yard requires a site plan review approval pursuant to Chapter 17.84 YMC. This is an administrative, discretionary land use review process. Application requirements are located in Section 17.84.060 YMC and are listed on the site plan review application form. A project this size can expect completed review in approximately 12 to 14 weeks. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. After satisfactory completion of all conditions of land use approval, the applicant can submit civil engineering and building plans for approval.