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PreSub Notes 12-01-04~~,~~T~p~ MEMORAND UM _ City of Yelm _ -_ Community Development Department ~~YELM Engineering Division Pre-Application Meeting Date December 1, 2004 Civil Comments 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: Erling Birkland, 3B & C LLC Project: Construct a Commerical Business Park Project Location: SE West Rd Yelm, WA 98597 Water The proposed site is currently not connected to the City of Yelm's water system. An existing 8" diameter water main is located at the intersection of 103`d Ave and West Rd. This project will be required to.connect to and extend the water main along West Road. Following the water main extension the project will be required to extend the water system into the .proposed development for its use. Commercial water connections are based on a consumption rate of 240 gallons per day and are charged at a rate of $1,500 per a residential connection (fee. subject to change) inside city limits. Irrigation Meter: An irrigation meter shall be installed for the purpose of irrigation. An approved backflow prevention device will be required for all landscape irrigation connections. Cross Connection Control: 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. Sewer The proposed site is currently not connected to the City of Yelm's STEP sewer system. This site is served by a 2" STEP sewer main located in West Road. This project will be required to install City of Yelm STEP sewer. tank assembly(s) and an oil/water separator(s) before the STEP tank as required. The City will review the locations of proposed step tanks during land use approval. Commercial sewer connections are based on a consumption rate of 240 gallons per day 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. Fire All projects need to have fire protection for the buildings. When reviewing proposals or projects for compliance with the International Fire Code, the following need to be addressed: Does the proposal have fire hydrant coverage? To meet this requirement the building must have coverage by fire hydrants. All parts of the buildings must be within 150'of a fire hydrant. Another means of meeting fire code may be by installing a fire sprinkler system or utilizing fire lanes for fire truck access. 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 infiltrate back into the underground aquifer. Street Improvements Frontage improvements will be required for this project. West Road is classified as an "Commerical Collector" roadway. This classification of roadway will require the half street pavement section of the roadway to be 16' in width, concrete curb and gutter, planter strip and 5' sidewalk. The required right of way will be 28' in width. Driveway location and distance from the intersection will be reviewed during the site plan 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. r~ ~~ ,~ City of Yelm ~~/ ~~~ Community Development Department 105 Yelm Avenue West ~<~ P.O. Box 479 YELM Yelm, WA 98597. WOSNINQTON Pre-Apptication Meeting December 1, 2004 These comments are preliminary in nature and are not intended to represent final comments and or requirements forthe 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: Erling Birkland Project Proposal: Construct Office Complex Project Location: 10336 SE West Road Zoning and Setbacks The property is zoned Commercial (C-1 ), Chapter 17.26 YMC.. This district allows business and professional offices 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., Setbacks: Front property line 15 feet Side property line 10 feet Rear property line. 20 feet 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 Business and professional offices require one (1) space per 300 square feet of gross floor area. Based on 57,200 square feet, 191 parking spaces would be required. For parking facilities containing 25 or more spaces, a maximum of 25% may be compact. 48 of these stalls may be compact. 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/EQress Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, section 48.140. Existing vehicular access to the site is on West Road. No additional accesses may be created. Landscaping: Chapter 17.80, Type I, II, III, IV & V • 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 to the west. 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 would be required along the perimeter of the site on the north; east, and south property line. 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. • 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 West Road. Type 111 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 irito landscaping provided the resultant effect ofproviding 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. groundcovec 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 applicaht can use to determine new PM trips generated. For an administrative office, the trip generation rate is 3.68 per 1,000 square feet. A residence creates 1.01 new pm peak hour trips. This buildings previous use was a single-family residence. A credit should be issued for the existing traffic generation. 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: 3.68 x 57, 200 =210, 496 = 1, 000 = 210.49 x $750.00 = $157, 872.00 Credit one residence. New residence: 1.01 x $750.00 = $757.50 Total: $157,114.50 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 with a Traffic Impact Analysis is required. A portion of this property is within 200 feet of Yelm Creek, which is a shoreline of the state. Also, a portion of the property lies within the 100 year flood plain, and associated wetlands. If development occurs within the 200 foot shoreline jurisdiction area,.a Shoreline Substantial Development permit is required. A wetland delineation is required to determine the wetland setback requirements. No development may occur in the flood zone. 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. The Shoreline Substantial Development permit requires a public hearing before the .Hearing Examiner. A project of this size can expect completed review in approximately 18 to 20 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.