Loading...
PreSub Notes 05-04-05 001City of Yelm Community Development Department 105 Yelm A~enne West P.O. Box 479 Yelm, WA 98597 Pre-Application Meeting May 4, 2005 These comments are preliminary in nature and are not intentletl to represent final comments antl or requirements for the City of Velm. Until a complete application is made, the CommuniTy Development Departrnent can only attempt to inform fhe applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Twin County Credit Union Representative: Emick Howard & Seibert, King Choi Project Proposal: Addition to existing credit union building Project Location: 1105 Yelm Avenue West L.Or11nD and Setbacks The property is zoned Commercial (C-1), Chapter 17.26 YMC. This district allows banks, savings and loan associations, and credit unions as a permitted use subject to site plan review. Applications to develop, remodel or improve properties and structures within this zone shall require review and approval of a site plan in accordance with Chapter 17.84 YMC. ParkinD 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 Banks and professional offices require one (1) space per 300 square feet of gross floor area. Based on a 5,000 square feet, 17 parking spaces would be required. Yelm Development Guidelines 4G.110 states; "in all commercial and industrial developments, parking areas shall be so arranged as to make it unnecessary for a vehicle to back out into any street or public right-of-way. A parking plan shall be submitted to the Community Development Department for review and approval a the time of application for site plan review. All required parking areas must be paved, striped and landscaped. Ingress/Egress Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, section 46.140. Existing vehicular access to the site is by two accesses on Yelm Avenue. Landscaping: Chapter 17.80, Type I, II, III, IV • 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 this site and the residential use along the side. 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. 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 charactorized 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. 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 would be required along Yelm Avenue. 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. Earthen berms with grass or other vegetative groundcover and other design features may be worked into landscaping provided the resultant effect of providing apedestrian-friendly environment and visual relief where clear site is required can be achieved. • Type IV landscaping is intended to provide visual relief and shade in parking areas. 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. 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. • 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. A conceptual landscaping plan is required with the application for site plan review. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to occupancy. 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. Traffic The City has adopted a Transportation Facility Charge (TFC) of $750.00 per PM peak trip. The Code provides a default table that the applicant can use to determine new PM trips generated. For adrive-in bank, the trip generation rate is 32.73 per 1,000 square feet. A credit should be issued for the existing portion of the bank. To determine the projects impact and fee, use the following formula for the use proposed: ((Peak PM Trip Rate * Gross Floor Area)/1,000) * $750.00 =TFC Example: 32.73 x 2, 500 = 81, 825 + 1, 000 = 81.83 x $750.00 = $61, 368.00 If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance, and analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. SEPA An environmental checklist is required when the entire proposal creates 4,000 sq. ft. or 20 or more parking stalls. Updating previous environmental documents will be required. Application and Process Site Plan Review, Chapter 17.84, is an administrative process. Minimum application requirements are located in Section 17.84.060 and are listed on the application form. A project of 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. Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval. Other Design Guidelines -the attached checklist must be submitted at time of application, with written responses on how each guideline requirement is proposed to be met. DESIGN GUIDELINES -1105 Yelm Ave. W, Velm WA 98597 Pro'ect Review Checklist Guidelines A licable Guidelines Met LA. 1 Relate develo ment to edestdan oriented street fronta e. I.A. 2 Relate develo ment to street fronts other than edestrian-oriented streets . X I.B. 1 Minimize visibilit and im acts of service areas. X I.C.(1) Take advantage of special opportunities antl mitigate impacts of large develo menu. I.D. 1 Reduce im act of service areas and mechanical a ui ment. X I.E. 1 Inte rate bio5hralion swales and Dods into the overall site desi n. X I.F. 1 Enhance the visual uali of develo ment on comers. I.F.(2) Provide a paved pedestrian walkway from the street comer to the building entrance. II.A.(1) All pedestrian paths must correspond with federal, state and local modes for handica ed access, and the Americans with Disabilities Act. X II.A.(2) Provide adequate lighting at the builtling entries and all walkways and paths throw h Arkin lots. X II.A. 3 Develo an on-site edestrian circulation conce t. II.B.(1) Provide a pedestrian path at least 60"wide (preferably 96" wide) from the street sidewalk to the main ent X II.B.(2) Provide pedestrian paths or walkways connecting all businesses and the entries of multi le builtlin son the same develo ment site. II.B.3 Provide athwa sthrou h Arkin lots X II.C.(1) Where street ROW is insufficient to provide adequate sidewalks buildings and other site features must be set back from the public ROW to achieve at least minimum sidewalk widths. ILC.(2) Where new streets are developetl, provide sidewalks according to minimum stantlartls. II.D.(1) Provide, where feasible, pedestrian circulation routes to adjacent uses and transit. II.D. 2 Inte rate neaN transit sto s into the tannin of ad'acent site im rovements. II.D.(3) Encourage pedestrian paths from all tmnsit stops through commercial areas to residential areas within 1,200 feet II.E. 1 Enhance builtlin ent access. X II.F. 1 Provide edestrian-oriented o ens ace at ke locations. X III.A. i Provide access roads throw h tar a lots with more than one street fronta e. III.B.1 Minimize drivewa im acts. III.C. 1 Meet re uirements for location o/ Arkin lots on edestrian-oriented streets. Contlnuetl DESIGN GUIDELINES -1105 Yelm Ave. W, Yelm WA 98597 Pro ect Review Checklist Guidelines Applicable Guidelines Met III.C. 2 Meet re uirements for arkin lot desi n detail standartls. X III.D. 1 Minimize arkin areas throw h oint use and mana emenl. IILD.2 Encoum estructured arkin . III.D. 3 Reduce im acts of arkin ara es. IV.A. i Inca orate human-scale buildin elements. X IV.B. 1 Reduce scale of tar a buildin s. IV.C. 1 Arohilecturall accentuate buildin corners at street intersections. IV.D.1 Enhance buildin switha ro riate details. X IV.E. 1 Retain on final facatles. IV.E.(2) Use compatible building materials. (See Building Material Summary Matrix, 59 X IV. F. 1 Treat blank walls that are visible from the street arkin or ad'acent lot. IV.G.(1) Locate and/or screen roof-mounted mechanical equipment so as not to be visible from the street or from the round-level of ad'acant ro erties. X IV.G.(2) Where practical, locate and/or screen utility meters, electrical conduit and other service and utilities a aratus so as not to be visible from the street. X V.F.(1) Use plant materials that are approved for use in downtown Yelm. Pro onents ma use other lant materials a rovetl b the Cit . V.G. 1 Develo a site landsca a desi n wnce t. X V.H. 1 Provide substantial site lantlsca in X V.H. 2 Protect and enhance natural features. V.I. 1 Screen all arkin lots as re wired b Cha ter 77.80, Landsca in X V.I.(2) An alternative to the required perimeter parking area landscaping plan may be submitted. V.I. 3 Provide internal arkin lot landsca in X V.J.(1) Consider alternative building and parking siting strategies to preserve existin trees. X V.J.(2) Consider the integretion of pedestrian and bicycle paths with stantls of mature trees where feasible to connect ad scant uses. MEMORAND UM City of Yelm Community Development Department Engineering Division Pre-Application Meeting Date May 4, 2005 Civil Comments These comments are preliminary in nature and are not intended to represent final comments and or requirements /or 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 ofpre-submission. Proponent: Twin County Credit Union Project: Expansion of Existing Use Project Location: 1105 Yelm Ave West Yelm, WA 98597 Water The proposed site is currently connected to the City of Yelm's water system. When expanding a business, if the water usage is increased, the applicant will have to purchase additional water connections. Commercial water connections are based on a consumption rate of 900 gallons a month and are charged at a rate of $1,500 per a connection (fee subject to change) inside city limits. This existing building will be credited with its current average usage. Additional water fees are payable at building permit issuance. The existing well will have to be abandoned before the construction can begin onsite. All water meters will be required to have a backflow prevention device installed if not already completed. Sewer The proposed site is currently connected to the City of Yelm's STEP sewer system. At this time, it is not apparent if this tank will be large enough to support your intended expansion. A licensed civil engineer must verify the tank size. If additional sewer connections are required they will be based on a consumption rate of 900 cubic feet a month and are charged at a rate of $5,417 per a connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a connection will also be required. This building will be credited with the current average use. Additional connection fees are payable a building permit issuance. Fire All projects need to have fire protection for the buildings. When reviewing proposals or projects for compliance with the International Fire Code (IFC) the building official will review and approve the proposed measures. Stormwater Developments with over 5,000 square feet of impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. If stormwater mitigation is required the types of stormwater mitigation may be wet ponds, bioswales and filter strips. The stormwater disposal is 100% infiltration. There is 2 ways to accomplish this: open ponds and underground galleries. The open ponds are depressions that store stormwater and allow it to perk back into the underground aquifer. All buildings shall route the roof run off to drywells. Street Improvements This proposal is located on Yelm Ave W (SR 510). This roadway is classified as Urban Arterial. The project frontage improvements have not been completed previously and a deferment was granted for the original land use application. This roadway has been classified as an "urban arterial roadway". The required improvements are: • 22 feet of asphalt measured from the centerline of the right of way. This asphalt width included 6' of a center turn lane, 11 feet for a thru traff c lane and 5 feet for a bike path. • 1.5 foot curb and gutter • 8 foot planter strip and street trees • 6' concrete sidewalk. Total right of way requirement is (at a min.) 36 feet of right of way and the access locations will be reviewed at the time of application. The process for frontage improvements will require a submittal to the Washington State Department of Transportation (DOT) and the City of Yelm. The DOT review is expected to take 6 to 9 months and tends to be the critical path of the review process. 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.