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PL CVPrarieBaptist-SR507-11707  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting January 17, 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: Prairie Baptist Fellowship – Phil Perry Project Proposal: Development of Church Facility Project Location: 15036 SR 507 SE, Yelm WA 98597 Tax parcel number 21725130200 The site is not currently within the City limits. The following comments are based on successful annexation into the City with a zoning designation of R-4 Low Density Residential. Annexation Annexation into the City is a City Council Decision. The Council bases its decision on not only the benefit to the City, but also the projects impact to the City. The annexation process includes the following steps: 1. A petition for annexation with the boundaries of the proposed annexation area is presented to the City by the proponent. 2. Staff reviews the proposal and makes a recommendation to allow, or not allow annexation, based on the policies of the Comprehensive Plan and the joint plan with Thurston County, including: The impact of additional roads brought into the City’s system. Availability of adequate water and sewer capacity. The boundaries of the annexation as it relates to ease of service delivery. The Water System Comprehensive Plan requires that any area annexed into the City provide sufficient water rights to offset the impacts of the development. In order to transfer water rights, the petitioner must present the City with the water rights certificate and information showing beneficial use within the previous five years. If, in the City’s opinion, the information appears sufficient that Ecology would approve a water rights transfer, the application will be submitted to Ecology and the annexation petition will be processed concurrently. 3. The City Council reviews the petition and takes action to allow the annexation to proceed as submitted, to allow it to proceed with different boundaries, or to not allow the annexation. 4. If allowed to proceed, the petitioner must gather the signatures of property owners that represent at least 60% of the land assessed value, or the signatures of at least 50% of the owners of the gross land area of the proposed annexation area along with the signatures of 50% of the registered voters. 5. Once the signatures are presented to the City, staff prepares to finalize the annexation, which is done by the City Council. Both the water rights transfer and the annexation would be conditioned on the approval of the other. The annexation would not be finalized until the water rights transfer is finalized and the water rights transfer would not be finalized until the annexation is finalized. Zoning and Setbacks The property is proposed to be zoned Low Density Residential (R-4) which is codified at Chapter 17.26 YMC. Any residential use is allowed, including a single family dwelling, and other multifamily dwellings, provided they do not exceed four dwelling units per gross acre. Setbacks Front yard - 15' with a 20 foot driveway approach. Rear Yard - 25 Side yard – Minimum on one side 5 feet, with a total of both sides of 12 feet. Maximum Building Height 35’ Critical Areas All of Yelm is considered a critical aquifer recharge area. Existing development Regulations which require the treatment of stormwater prior to infiltration into the ground as well as the containment of hazardous materials on-site address the potential impacts to this critical area. The City critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas buffer areas. Site Plan Review Process A Conditional Use permit would be required to allow for a church establishment in this zoning district. Chapter 17.66 YMC states that conditional use permits provide for the location of certain types of uses and facilities which, because of their characteristics, cannot be limited to or automatically included in specific land use classification districts. A written application for a conditional use permit shall be submitted to the planning department and at least one public hearing on any proposed conditional use permit shall be held by the hearing examiner. A Site Plan Review application as established by Chapter 17.84 YMC is an administrative review process which would be required for a church establishment. 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 at the time of 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. State Environmental Policy Act Process A SEPA threshold determination was issued as part of the Forrester heights subdivision. A new checklist is not required. Land Use Fees Conditional Use Permit $500.00 Site Plan Review $350.00 + $50 per 1,000 sq ft per gross floor area. Civil Plan Review Billed on a cost recovery basis Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Sewer Connection Fee $5,725 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $1,500 per ERU Water Meter Fee Based on meter size Fire Impact Fee $0.216 per 1,000 square feet of gross floor area. Traffic Impact Fee $750.00 per peak PM trip 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 church facilities to provide one parking space for six seats in the principle place of assembly or worship, including balconies and choir loft. 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 design details for parking lot construction can be found in the Yelm Development Guidelines. Landscaping Types and Description The purpose of landscaping requirements is to preserve the aesthetic character of communities; to promote retention and protection of existing vegetation; and to reduce the impacts of development on drainage systems and natural habitats. Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land use districts. A minimum of 15 feet of width shall be required when Type I landscaping design is utilized. Type I landscaping is required along property lines that are adjacent to residential uses. 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. When used adjacent to a building, a minimum five-foot planting area shall be provided. It is used around the perimeter of a site with a minimum planting area of eight-feet in width. Type III landscaping is intended to provide visual relief where clear sight is desired. This type is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. The minimum width for Type III landscaping shall be six-feet, a four-foot width may be used through parking area pedestrian walks where accent trees are used. Type III landscaping is required along all street frontages. Type IV landscaping is intended to provide visual relief and shade in parking areas. Parking shall have 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. Type V landscaping is to provide visual relief in stormwater retention/detention areas with vegetation that is suitable and will thrive in hydric soils. Transportation Frontage improvements are required for all new developments within the City. Half street frontage improvements are typically measured from the centerline of right-of-way and shall be constructed along the property line adjacent to the right of way. Additional right-of-way dedication may be required. Frontage improvements will be required along SR 507. SR 507 is classified as “Urban Arterial Roadway”. This project is typically required to construct a 22’ paved asphalt section, concrete curb and gutter, planter island, 6’ sidewalk and street lighting. This street classification also does not allow on street parking. This section may be required additional improvements subject to WSDOT’s requirements and Traffic Impact Analysis. 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. The TFC charges are based on the type of use proposed. Each use may be significantly different. For example, the traffic generated from a fast food restaurant is much greater than a “sit-down” restaurant. Retail sales are also determined by different factors. EXAMPLE: Gross Floor Area / 1,000 x $750.00=TFC Church: .72 x 7,800 = 5,616 / 1,000 = 5.616 x $750.00 = $4,212 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. Water The proposed site is currently not located in the City of Yelm water service area until annexation is approved. Following annexation approval connected can be made to the City of Yelm’s water system. An existing 10” water main is located along SR 507. This project would be required to extend this water main along the frontage of this project. Following the extension of the 10” water main additional water mains would extent within this project to serve the needs of the project. The standard 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 the city limits. The water connection fees for this project may be different and will be subject to a water rights transfer agreement. 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. The existing well(s) will need to be abandoned per Department of Ecology standards and any water rights will need to be transferred to the city. An irrigation meter shall be installed with an approved backflow prevention device. As sewer use fees are calculated based on water usage, an irrigation meter will 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 located in the City of Yelm sewer service area until annexation is approved. Following annexation approval connected can be made to the City of Yelm’s STEP sewer system. There is an existing 6” sewer force main located in the right of way of SR 507. It would be expected that this project will connect and extend to the existing sewer main and extend the step sewer system on this site as needed to support your intended uses. This project will be required to install a City of Yelm STEP sewer tank(s), service lines and associated electrical equipment needed for the STEP systems. Any on-site septic systems will need to be abandoned per Thurston County regulations prior to site plan review approval. Commercial sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $5,725.00 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 will be addressed through building official review of the proposed building uses and construction material used for the buildings. The International Building Code (IBC) provides occupancy ratings for different types of uses. The fire coverage and sprinkler system for the proposed use must meet IBC requirements. Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC is established at a rate of $0.216 per square foot of development for all new development I the City of Yelm. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. Stormwater treatment for all impervious surfaces, such as internal and frontage streets is to be treated on site. The size and design would be reviewed as part of the site plan review and further review at civil plan submittal. 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. 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. 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.