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Pre-sub Notes City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting October 22, 2004 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: PACLAND 606 Columbia Street NW, Suite 106 Olympia, WA Property Owner: Center Investments 2050 NE Hostmark Street, Suite 210 Poulsbo, WA Project Proposal: Large Commercial Development Project Location: Between Grove Road and the Railroad Bridge on the north side of SR507 (Cattleman’s). Tax parcel numbers 6430310110, 1000, and 1101. Zoning and Setbacks The property is zoned Large Lot Commercial (C-3) which is codified at Chapter 17.28 YMC. The C-3 district was created to provide for the location of facilities needed by the traveling public, to permit commercial uses which depend more heavily on convenient vehicular access than pedestrian access, and to ensure development guidelines are in place to enhance the efficient operation of these districts and to achieve minimum adverse impact on the community. The C-3 district allows retail commercial as a permitted use subject to site plan review approval in accordance with Chapter 17.84 YMC. Building setbacks are 15 feet from front, side, and rear property lines. The maximum building height is fifty five (55) 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 immediately to the north of the project site contains a wetland. A wetland delineation and classification will be required as part of the environmental documents. Wetland buffers range from 25 feet to 150 feet, depending on the classification of the wetland, which may impact development of the property. The area may contain high groundwater, which could impact the design of the stormwater system. Landscaping and Design Review Street Fronts (SR 507 and SR 510 Yelm Loop) 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 would be required along the frontage at SR 507 and the SR 510 Yelm Loop. 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, 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 north and east. 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. Large Lot Developments The design guidelines indicate that providing 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. 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 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. Metal roofing must be of high quality with a standing seam and can not be brightly colored. Concrete must be architecturally treated. 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. The proposed western access indicated near the intersection of SR 507 and the SR 510 Yelm Loop is not acceptable and the eastern access may not be acceptable as a full access. It may be that the eastern access is allowed only as a right-in/right-out. The traffic impact analysis should review the required storage for right turns into the site from SR 507 and the need for an acceleration lane east of the access on SR 507. The planned SR 510 Yelm Loop will intersect with SR 507 on the western portion of the property. The Loop is currently under design and has a environmental assessment and a finding of no significant impact. The required right-of-way for the corridor has been identified and should be dedicated as part of the development of the site. A second access to the development could be located within the dedicated Loop right-of-way with the future northernmost access utilized at the time the Loop is constructed. Frontage improvements will be required for this development, which includes rebuilding SR 507 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 development will also be responsible for the intersection improvements for the SR 507/SR 510 Loop, which would include a right turn lane into the Loop. If the access on SR 507 is maintained as a right-in/right-out, it is possible a right turn lane across the frontage will be required to serve the intersection and the access. Frontage improvements will also be required along the SR 510 Loop frontage to the urban arterial standard. It is likely that the full improvements at this signalized intersection will include two left turn lanes, a through lane, and a right turn lane. Half street improvements would include sidewalk, planter strip, and curb and gutter on the development frontage and three travel lanes serving an access to the development which is no closer than 660 feet to the intersection. The preliminary site plan is unclear as to whether a traffic signal is proposed (the notes indicate that a signal is not proposed while the plans show a new signal). If a signal is warranted by the development, it can not be located at the eastern entrance, as shown on the plans, as this is too close to the proposed signal at the SR 510 Yelm Loop, which is currently part of the WSDOT Route Development Plan. If a light is warranted, it would be located at the intersection of SR 507 and the Loop corridor, which could be coordinated with utilizing the dedicated ROW as the second access point to the development until the Loop is constructed. The City would support the development installing lights on suspended cables rather than a pole and mast arm as a temporary control until the Loop is fully constructed. Review and approval of frontage improvements will be coordinated closely with the Washington Department of Transportation, as the frontages are both State Highways, one of which is presently under engineering design and review. It is likely that the developer would be required to contract with the engineering firm currently designing the Loop to ensure that improvements are constructed to the final design and will not conflict with the future construction of the Loop. 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. 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 Retail Shopping Center between 100,000 and 199,999 square feet generates 3.4 new peak PM trips per 1,000 square feet pursuant to the concurrency code. Based on 190,000 square feet of retail space, the proposed development would be responsible for an impact fee of $484,500. (Peak PM Trip Rate * (Gross Floor Area/1,000)) * $750.00 = TFC (3.4 * (190,000/1,000))*750 = $484,500.00 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). Based on a gross revenue of $20,000,000/year, the credit would be $51,408.00. (((gross revenue*6)*0.2%)+(gross revenue*6)*1.5%))*9%)*28% = credit (((20,000,000*6)*0.2%)+(20,000,000*6)*1.5%))*9%)*28% = $51,408.00 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. 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 one parking space for every 250 feet of gross floor area. A 190,000 square foot building would require 760 parking spaces and seven (7) off-street loading spaces. 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 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 location of all points of ingress and egress to parking areas are subject to approval by the City Engineer, who has indicated that sufficient travel lanes with no parking will be required at all entrances to ensure that internal traffic does not conflict with traffic on SR 507. The design details for parking lot construction from the Yelm Development Guidelines are attached. Water The proposed site is currently not connected to the City of Yelm water system. An existing 10” diameter water main is located at the intersection of SR 507 and Grove Road This main would be required to be extended to serve the proposed development. Fire flow will be an issue at this location and it is possible that on-site storage will be required in order to provide sufficient fire flows. Commercial water connections are based on a consumption rate of 240 gallons per day 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 may be installed, provided an approved backflow prevention device is provided. As sewer use fees are calculated based on water usage, an irrigation meter could 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. Sewer The proposed site is currently not connected to the City of Yelm’s STEP 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 6 inch line would have to be extended to Grove Road, a 4 inch line extended to SR 507, and a 3 inch line extended to the site. 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. This project will be required to install a City of Yelm STEP sewer tank assembly and a minimum of a grease interceptor before the STEP tank. The size of both the STEP tank and grease interceptor will be based on peak flows as calculated by the developers engineer, which must be submitted as part of the civil plan review. Commercial sewer connections are based on a consumption rate of 240 gallons per day and are charged at a rate of $5,269.00 per a connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a connection will also be required. 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. It appears that a wet pond followed by an infiltration gallery is being proposed, which is acceptable. The size and design of the gallery 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. State Environmental Policy Act Process A SEPA threshold determination will be required before action is taken on the Site Plan Review application. 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. Information on additional demands for Fire, Basic Life Support, and Police services by similar developments. 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.  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 and the SR 510 Loop will be coordinated with the Washington Department of Transportation and may be required to be designed by the engineering consultant preparing the design of the SR 510 Loop.  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 2 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.