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PLCV 071206 Sherman Dental City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting July 12, 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: Judd and Sarah Sherman Project Proposal: Expand dental clinic onto adjacent property Project Location: 502 Yelm Avenue West and 107 Solberg Street (21724142300 and 217241452200) Zoning and Setbacks The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The C-1 district was created 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 an other uses related to, but lesser in scope than downtown core area uses. The C-1 district allows retail commercial, and drive through services as a permitted use subject to site plan review approval in accordance with Chapter 17.84 YMC. Building setbacks are 10 feet from side property lines, 15 feet from front property lines and 20 feet from rear 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.  Landscaping and Design Review Street Fronts (Yelm Avenue and Solberg Street) The design guidelines require that development must define the street edge with building, landscaping, or other features, must provide direct access to the building from the frontage, and provide treatment to spatially define the street edge when parking is adjacent to street frontages. 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, and adjacent to buildings. Type II landscaping is characterized by an 8 foot landscape strip between uses and a 5 foot strip around buildings of any combination of evergreen and deciduous trees (with no more than 50 percent being deciduous), shrubs, earthen berms and related plant materials or design features may be selected; provided, that the resultant effect is to provide partial screening and buffering between uses and of softening the appearance of streets, parking and structures. Side and Rear Yards 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. 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. 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 the site and the residential uses on the south. 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.  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 A pedestrian access shall be created to access the residential development on Carter Loop SE. 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 Landscaping Type IV landscaping is intended to provide visual relief and shade in parking areas. At least 24 square feet of landscaping is required 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. Each planting area must contain at least one tree. Live groundcover shall be provided throughout each landscaping area. No parking stall shall be located more than 50 feet from a tree. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. No new access to Yelm Avenue would be allowed and access near the existing driveway on Solberg is probably most logical for the expanded business. Frontage improvements will be required for this development, which includes Yelm Avenue to the “Urban Arterial” standard. This classification of roadway will require the half street pavement section of the roadway to be 22 feet in width, concrete curb and gutter, an 8 foot planter strip, and a 5 foot sidewalk. The City would consider a deferral of the Yelm Avenue Frontage improvements, although this would be determined during the site plan review process. Frontage improvements on Solberg and Jefferson would be required to a local access commercial standard, which includes a half street pavement section of 18 feet, concrete curb and gutter, a 6 foot planter strip, and a 5 foot sidewalk. 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 dental clinic generates 3.06 new peak PM trips per 1,000 square feet pursuant to the Concurrency Code. Based on 6,300 square feet of office space, and an existing building of 1,980 square feet, the proposed dental clinic would be responsible for an impact fee of $9,914.40. (Peak PM Trip Rate * (Gross Floor Area/1,000)) * $750.00 = TFC 3.06 * ((6,300-1,980)/1,000)*750 = $47,691.00 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 that dental clinics provide 1 ½ parking space for every patient treatment room, plus one space per employee based on the highest shift. 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 location of all points of ingress and egress to parking areas are subject to approval by the City Engineer. The design details for parking lot construction can be found in the Yelm Development Guidelines. Water The proposed site is currently located in the City of Yelm’s water system service area but and is connected to the water system. 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 city limits. This fee is payable at building permit issuance. Water usage calculations would be required at the time of civil plan review to determine the connection fee. An irrigation meter shall be installed for the purpose of irrigation. Washington State Department of Health, in WAC 246-290-490 states that all group A water systems with 1000 or more connections are required by the department of health to develop and implement a cross control connection program. This program requires all commercial buildings and irrigation systems to have a back flow prevention device installed on the water services. A list of approved devices can be located at the above referenced Washington Administrative Code. A dental clinic requires triggers the highest level of protection for cross connection control. Sewer The proposed site is currently located in the City of Yelm’s sewer system service area and is connected to the sewer system. Sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $5,569 per connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a STEP sewer system will also be required. These fees are payable a building permit issuance. The connection fee is based on the same water usage calculation as for the potable water connection fee. It is likely that a new, larger, S.T.E.P. tank will be required for the proposed expansion. 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 could be addressed through on-site fire flow storage.  Stormwater Developments with over 5,000 square feet of 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 civil plans. 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. Other Requirements A permit from the Olympic Region Clean Air Agency (ORRCA) is required for the removal of buildings. A copy of this approval will need to be provided to the Building Official before building permits can be issued. State Environmental Policy Act Process A SEPA threshold determination will be required before action is taken on the Site Plan Review application. The SEPA threshold determination is appeasable 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. 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. 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. A pre-submittal meeting with the Development Review Engineer will be required in order to establish the plan standards for the City of Yelm. For a development the size of this proposal, the initial review time may take 4-6 weeks. The review of frontage improvements along SR 507 will be coordinated with the Washington Department of Transportation. 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. Final Analysis The parking layout, new building location, and stormwater treatment on the property are the keys to making everything fit. The design engineer should consider carefully the parking lot requirements in the Yelm Development Guidelines and may suggest a one way entry on Solberg with an exit on Jefferson as an alternative to consider. Stormwater will most likely have to be treated and infiltrated underground. Placing the new building as close to the front and east property lines as possible meets all the Yelm Design Guidelines and will maximize the area of the property available for parking.