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PL CV Cameron-Yelm Ave e 062707  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting June 27, 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: Doug Cameron Project Proposal: Boundary Line Adjustment, Short Subdivision or Binding Site Plan Project Location: 706 Yelm Avenue E, Yelm Tax parcel number 22730110201 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 center to serve the needs of the community for convenience goods and services. The Commercial District allows for restaurants, and gas stations as permitted uses subject to site plan review. Setbacks from side property lines 10 feet, front property lines 15 feet, and rear property lines 20 feet. The maximum building height is forty (35) feet. With either a boundary line adjustment or a short plat, we cannot approve a parcel that does not meet setback requirements. 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. Boundary Line Adjustment Short Plat Binding Site Plan There are two methods to legally divide the car wash from the service station. A boundary line adjustment would move the existing boundary line between the gas station (including the car wash) and Mr. Doug’s, making the car wash part of the Mr. Doug’s parcel. In doing so, all infrastructure serving the car wash, including water and sewer connections and meters, electrical power, and access to the car would have to be switched to be independent of the gas station or common with Mr. Doug’s. As new commercial accesses on Yelm Avenue would not be allowed, access would have to be provided to the car wash through Mr. Doug’s. A Boundary Line Adjustment does not create a separate lot for the car wash, precluding selling it separately from Mr. Doug’s at a later date. A Short Plat would create a new parcel for the car wash. The parcel would be its own lot, and would be able to transfer ownership separately from either Mr. Doug’s or the gas station. This would also require a separation of all infrastructure between the gas station and car wash, including access. A new commercial access point from 103rd would be required. Another option that could be used in conjunction with a boundary line adjustment would be to apply for a Binding Site Plan, which is a form of land division which allows multi-building complexes to share common items such as access, parking, landscaping and stormwater facilities. The Binding Site Plan process would ‘bind’ both parcels to allow the sharing of common improvements, such as the use of the existing accesses and parking. The approval of a binding site plan would allow the boundary line adjustment to proceed without the need to relocate accesses. Boundary line adjustments and short plats are administrative reviews, appealable to the Yelm Hearing Examiner. A binding site plan would require a public hearing before the Hearing Examiner. 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. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit or final plat. State Environmental Policy Act Process This project is exempt from SEPA environmental review. Land Use Fees BLA $100.00 SHS $250.00 + $50 per lot BSP $350.00 + $50.00 per 1,000 sq. ft. of 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 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 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 a minimum of one stall per 200 square feet of gross floor area of the restaurant. A car wash is not specifically listed, however you will need to provide parking for employees, based on the greatest number of employees on a single shift. It was mentioned that you are thinking of providing “detail service”. If that is the case, there needs to be adequate parking for patrons who leave their vehicles at the site to be detailed. 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 standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. A loading space is required and 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 planting area of eight-feet in width. When used adjacent to a building, a minimum five-foot planting area shall be provided. 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. 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. Yelm Avenue East and 103rd Avenue are both complete to City standards. Water The proposed project is located in the City of Yelm’s water service area, and is currently connected to City water service. 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 connected to the City of Yelm’s STEP sewer system. The land division process will require that each business be served by its own STEP system. Fire Protection 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. 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 BSP review and further review if civil plans are required. 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.