Loading...
PL CV Country Storage YelmAveE.& Grove 050207  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting May 2, 2007 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: Country Storage Project Proposal: Modify existing site to allow for recreational vehicle storage Project Location: Corner of Grove Road and SR 507 Tax parcel number 64303400600 Zoning and Setbacks The property is zoned Large Lot Commercial (C-3) which is codified at Chapter 17.28 YMC. The C-3 district is intended to provide for the location of facilities and services needed by the traveling public; permit commercial uses and activities which depend heavily on convenient vehicular access, limiting location to sites having safe and efficient access to major transportation routes. The C-3 district allows recreational vehicle storage facilities as an allowed use subject to Site Plan Review. 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 the property is located outside of wetlands, flood zones, and high ground water areas. 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 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 will be required before action is taken on the Site Plan Review application. An environmental checklist is required when the proposal creates 4,000 square feet or 20 or more parking stalls. An expanded checklist may be required and should include the following environmental documents: Traffic Impact Analysis Preliminary Stormwater Plan. 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 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 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. 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 Street Corners To improve the appearance of highly visible locations, new development on corner lots at street intersections must enhance the property’s visual qualities at the corner by one or more of the following methods: Install decorative screen wall, trellis or other continuous architectural element. Install substantial landscaping Provide a pedestrian walkway Architectural cover treatment Locate building within 15 of either or both front property lines 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 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. This includes the parking area for the recreational vehicles, and associated vehicles traveling to and from the RV’s. A standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. 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 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. Refuse 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. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Existing vehicular access to the site is off of SR 510 Yelm Avenue East. The Traffic Impact Analysis if 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. Dedication of right-of-way on Grove Road and SR 507 will be required by the City of Yelm. This project will be required to complete frontage improvements along the frontages of SR 507 and Grove Road as these improvements were deferred for the previous approval. In addition to the compromised safety of the intersection, the realignment of Grove Road is necessary because the frontage improvements to mitigate traffic cannot be constructed to meet the applicable state and city design standards without realigning the intersection approach to SR 507. Frontage improvements are required on Grove Road and SR 507, per City of Yelm prepared plans and specifications for the Grove Road Realignment. Frontage improvements include drive and turn lanes, curb, gutter, sidewalk, street trees, lighting etc. 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 RV Storage Area: 0.74 x 10,000 = 7400 ÷1,000 =7.4 x $750.00 = $5,550.00 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. Water The proposed project is located in the City of Yelm’s water service area. The project is currently connected to City water service. 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, and the proposed site is currently not connected to City sewer services. If there are any on-site septic systems, connection to City STEP service is required. This proposal will be required to install step tank(s) and associated equipment needed to operate with the City of Yelm’s step sewer system. This 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. 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. Latecomers A sewer main has recently been installed in Grove Road by the Wal-Mart project. A latecomers agreement is being formed and is projected to be in place shortly. A latecomers fee (to be determined) will be required for connection to this sewer main. 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 parking area, 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 8 to 12 weeks for Building Plan Review and 2 weeks for design guideline review.