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PL CV GriffenCommercial-Creek St.22107 (2) City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 Pre-Application Meeting February 21, 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: Griffin Commercial - SFA Inc. Project Proposal: Large Commercial Development Project Location: 10520 Creek St. SE Tax parcel number 64303400400 Zoning and Setbacks The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The C-1 district is intended 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 and other uses related to, but lesser in scope, than downtown core area uses. The C-1 district allows mini-storage facilities, provided they are not located within 500 feet of an urban arterial. The C-1 zone also allows apartments at a density of 16 units per acre, as part of a mixed use development. Building setbacks are 15 feet from the front, 20 feet from the rear and 10 feet from the side property lines The maximum building height is forty (40) feet. Critical Areas All of Yelm is considered a critical aquifer recharge area. The City critical area maps indicate that Yelm Creek bisects a portion of the east side of the property. The property is encumbered with possible wetlands, mapped flood zones, and high ground water areas. Pre-Application Meeting Page 2 of 11 Site Plan Review Process If development occurs within 200 feet of Yelm Creek, a Shoreline Substantial Development permit is required. The shoreline permit requires a public hearing before the Yelm Hearing Examiner, and additional review by the Washington State Department of Ecology. In order to allow mini-storage facilities in the C-1 zone, a short subdivision will be required to ensure that the parcel is not within 500 feet of an urban arterial. Development of the site as a commercial short subdivision requires Preliminary Short Plat, and Final Plat Approval. Preliminary Short Plat review is an administrative process. Preliminary Plat approval is valid for 5 years. Preliminary subdivision approval typically contains conditions of approval that the applicant must complete prior to receiving final subdivision approval or permits for construction. Following land use approval the applicant is required to submit civil construction drawings to the Community Development Department for review and approval, and satisfy all conditions of preliminary subdivision approval. Upon satisfactory completion, the applicant submits the final documentation for final plat approval. Final Plat approval takes approximately 6-8 weeks from the time the City receives a completed application packet. 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 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. Pre-Application Meeting Page 3 of 11 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 will be required based on the critical areas located on the property, an expanded checklist is required and shall include the following environmental documents: • Traffic Impact Analysis • Critical Areas Report • Preliminary Stormwater Plan. Yelm Creek is a shoreline of the state which is designated a rural environment, and also includes a 100 year floodplain as identified by FEMA. A shoreline substantial development permit will be required for development within the shoreline jurisdiction, which extends 200 feet from the ordinary high water mark of Yelm Creek. The Yelm Critical Areas Code establishes a 150 foot habitat buffer along Yelm Creek. The National Wetland Inventory maps also indicate that the Yelm Creek corridor contains wetlands. A wetland delineation and classification is required to establish if there are any wetlands on site, and the appropriate wetland buffer, which can range from 50 feet to 300 feet, depending on the functions and values of the wetland. Any development within the shoreline jurisdiction, such as the stormwater system, would trigger the requirement for a shoreline substantial development permit. A critical areas report is required to determine the wetland rating and analysis. The wetland rating will then determine the wetland buffer which ranges from 50 feet to 300 feet. The survey must include elevations which will be used to determine the actual flood zone. All development must remain outside of the flood zone. The riparian habitat area width of 150 feet is established along Yelm Creek. When the flood area exceeds the recommended riparian habitat area width, the riparian habitat area shall extend to the outer edge of the flooded area. Hydrologic and hydrogeologic studies are necessary to delineate the high ground water flood hazard area and the base flood elevation. No development shall locate within fifty feet, measured on a horizontal plane, from the outer edge of the high ground water hazard area or extending to a ground elevation two feet above the base flood elevation, whichever is less. The bottom of any infiltration facility for stormwater discharge shall be located at least 6 feet above the base flood elevation. Pre-Application Meeting Page 4 of 11 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. Land Use Fees Short Subdivision $250.00 + $50.00 per lot Shoreline Permit $500.00 Site Plan Review $350.00 + $50 per 1,000 sq ft per gross floor area. SEPA $150.00 Civil Plan Review Billed on a cost recovery basis Traffic Impact Analysis $500.00 scoping fee, and actual cost for review Traffic Impact Fee $750.00 per peak PM trip Water Meter Fee Based on meter size Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Sewer Connection Fee $5,725 per ERU or $2,927 if part of LID Sewer Inspection Fee $145.00 per ERU Water Connection Fee $1,500 per ERU Fire Impact Fee $0.216 per 1,000 square feet of gross floor area. Design Review Street Fronts All development for properties not on pedestrian oriented streets shall include site planning measures to create an attractive street edge, accommodate pedestrian access, and support downtown design objectives. Examples of requirements based on Downtown Goals and Policies are stated in the following: • Define street edge with building landscaping or other features. • Provide direct access to building fronts from the sidewalk. • If parking is adjacent to street frontage, provide substantial landscaping to spatially define the street edge and create a distinctive perimeter along the street front. Side and Rear Yards/ Siting Service Areas Pre-Application Meeting Page 5 of 11 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. No refuse container shall be permitted between a street and the front of a 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. The following describes the intent in siting service areas based on the Design Guidelines: • To “reduce the visibility of unsightly uses”. • To minimize the visibility of “backs” of buildings where service areas are located. • To “encourage more thoughtful siting of trash containers and siting areas by screening its negative aspects”. • To reduce the noise impacts of service areas. Large Lot Development The design guidelines indicate that providing for public transportation encourages buildings to complement adjacent activities and visual character and create comfortable human environments, and to incorporate screening, mitigation, utilities and drainage as positive elements. To take advantage of special opportunities and mitigate impacts of large developments, site planning must accomplish the following goals: a. Provide for connected streets and public transportation. b. Convenient pedestrian circulation c. Buildings to complement adjacent activities. d. Provide open space and landscaping which is pedestrian oriented. e. Incorporate screening, utilities and drainage as positive elements. 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 Pre-Application Meeting Page 6 of 11 • 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 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) Pre-Application Meeting Page 7 of 11 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 Location and Design 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 multi-family dwelling units to provide (2) two parking spaces per unit. Mini-storage is not listed in the standard parking tables, so the parking plan should include an analysis of required parking for this use. A parking plan shall be submitted to the Community Development Department for review and approval at the time of application for site plan review. All required parking areas must be paved, striped and landscaped. 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 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. It is used around the perimeter of a site with a minimum Pre-Application Meeting Page 8 of 11 planting area of eight-feet in width. When used adjacent to a building, a minimum five- foot planting area shall be provided. Type II landscaping will be required around the perimeter of the site. 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. Type III landscaping is required as a part of street frontage improvements. 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 storm water retention/detention areas with vegetation that is suitable and will thrive in hydric soils. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. As a mixed use development, one shared commercial access shall be provided. 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. Frontage improvements are required for all new development within the city. Frontage requirements include improvements to the roadway from the centerline of right-of-way back towards your property. Additional right-of-way dedication 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 Storage: 0.74 x 42,750= 31,635 ÷1,000 = 31.64 x $750.00 = $23,730 Pre-Application Meeting Page 9 of 11 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 project is located in the City of Yelm’s water service area. This parcel has an existing 10” water line located in Creek Street. The development will be required to connect to this line for domestic water and fire protection. It is expected that a fire loop will be required to provide water for the fire hydrants. The minimum water main extension shall be 8” in diameter. Water connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $1,500 per a connection (fee subject to change) inside city limits. The fees will be calculated utilizing the water consumption calculations provided by your civil engineer. These fees are payable at building permit issuance. An irrigation meter shall be installed and an approved backflow prevention device provided. As sewer use fees are calculated based on water usage, an irrigation meter will lower monthly sewer bills. Any existing well(s) will need to be abandoned per Department of Ecology standards and the water rights will need to be dedicated to the city. 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 located in the City of Yelm’s STEP sewer system service area. There is an existing 4” sewer main located in Creek Street. This proposal will be required to install step tank(s) and associated equipment needed to operate with the City of Yelm’s step sewer systemThis project will be required to install a City of Yelm STEP sewer tank(s) assembly. The size of the STEP tank will be based on peak flows as calculated by the developer’s engineer, which must be submitted as part of the civil plan review. Any on-site septic systems will need to be abandoned prior to site plan review approval. Pre-Application Meeting Page 10 of 11 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. Pre-Application Meeting Page 11 of 11 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 8 to 12 weeks for Building Plan Review and 2 weeks for design guideline review.