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PL CV Olive-RhotonRD.61307  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting June 13, 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: David Olive Project Proposal: Mini Storage, Gas Station Project Location: Rhoton Road between Glacier and Church Tax parcel number 22719240203 Zoning and Setbacks The property is zoned (I) Industrial, which allows activities involving the manufacture, assembly, repair and servicing of goods or products. This district allows warehousing and storage of equipment, commodities and products as a permitted use. It also allows service stations which complement commercial uses or activities. A full service gas station is not an allowed use in the industrial zone. A site plan review approval would be required for the development of the property and all standards found in the Zoning Code and Development Guidelines would have to be met. Building setbacks are 15 feet from the front, 15 feet from the rear and 15 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 area 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. Short Subdivision Development of the site as proposed will require a short subdivision which requires a Preliminary and Final Plat Approval. The preliminary plat review can be completed in 14 to 18 weeks. 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. State Environmental Policy Act Process A SEPA Environmental checklist is not required for the short subdivision. 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. Depending on the size of the project, an expanded environmental checklist may be required initially. The expanded checklist 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 Short Plat Application $250.00 + $50.00 per lot. Final Plat Application $750.00 Industrial site plan review $350.00 + $150.00 per acre 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. 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 Warehouses to provide 1 space/1,000 sq. ft. GFA plus 1 space/400 sq. ft. of GFA used for offices or display. Industrial Uses require one space per employee based on the greatest number of employees on a single shift, plus one square foot parking per square foot of display or retail area, plus one space for each vehicle owned, leased or operated by the company. Storage which is used for equipment, commodities and products is not listed in the standard parking tables, so the parking plan should include an analysis of required parking for this use. In all parking facilities containing 25 or more parking spaces, a maximum of 25 percent of the required parking spaces 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 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. 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 the west property line and along the south property line of parcel 22719240203. 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 interior 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. A traffic impact analysis is required when a project creates more than 20 new trips into the city’s transportation system. 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. An Industrial park creates .98 trips per 1,000 square feet of gross floor area. Gross Floor Area / 1,000 x $750.00=TFC Example: .98 x104,500 = 102,410/ 1,000 = 102.41 x $750.00 = $76,807.50 Example: Gross Floor Area / 1,000 x $750.00=TFC Storage: 0.74 x 73,207= 54,173.18 ÷1,000 = 54.17 x $750.00 = $40,629 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. Frontage improvements are required for all new development within the city. Rhoton Road is a commercial collector. 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. All lots shall be served by a street built to applicable city standards, with a minimum of 20-feet of road frontage. Water The site is currently not connected to the City of Yelm water system. There is an existing 8” water main located on Rhoton Road. This project will connect to the existing water main and extend the water system on your site as needed to support your intended uses. 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. 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 shall be installed, provided an approved backflow prevention device is provided. 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. 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. Reclaimed Water System The City of Yelm has a reclaimed water system used for irrigation and non-consumable water uses. The reclaimed water system is located at the intersection of N.P. Road and Rhoton Road. This project may be required to utilize this system. This system has a much-reduced fee for water. The reclaimed water fee is charged at a flat rate of $0.92 per 100 cubic feet of water use. The domestic water fee is much higher. The requirement to utilize this system will be reviewed at during the project review process. Sewer The proposed site is currently not connected to the City of Yelm’s STEP sewer system. There is an existing 12” sewer force main located on Rhoton Road. This project will connect to the existing sewer main and extend the STEP sewer system on the site as needed to support the intended uses. This project will be required to install a City of Yelm STEP sewer tank(s) assembly. Also a grease interceptor will be required before the STEP tank in uses the City deems necessary. The size of both the STEP tank and grease interceptor will be based on peak flows as calculated by the developer’s engineer and approved by City, which must be submitted as part of the civil plan review. 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. Oil / Water Separator may be required for gas station. “See attached DOE Requirements. 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.