PL CV FairpointComm.WAStreet
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Pre-Application Meeting
December 12, 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: Fairpoint Communications
Project Proposal: Installation of two 4.5 meter antennas on approximately .34 acres.
Project Location: 212 Washington Street SE
Tax parcel number 64400801000
Zoning and Setbacks
The property is zoned Central Business District (CBD) as described in Chapter 17.24 YMC. Applications to develop remodel or improve properties and structures within this zone shall
require review and approval of a site plan in accordance with Chapter 17.84 YMC.
Radio, television, or telephone stations, exchanges, transmitting, receiving or relay structures are considered a “Special Use”, and allowed in the CBD through the Special Use Permitting
Process.
Buildings and structures shall be located, arranged and designed so as to promote, enhance and provide continuity with existing rights-of-way, roads, streets, alleys, parks, sidewalks,
bikeways, and landscaping on adjacent lots.
Maximum height of buildings shall be 35 feet.
Critical Areas
All of Yelm is considered a critical aquifer recharge area. The City critical area maps indicate that property is located outside of wetlands, flood zones, and high ground water buffer
areas.
State Environmental Policy Act Process
An environmental checklist is not required provided that the proposal does not create 4,000 square feet or 20 or more parking stalls.
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.
Special Use Permit
A Special Use permit requires a public hearing before the hearing examiner. Minimum application requirements are located in Section 17.69 and are listed on the application form.
Land Use Fees
Site Plan Review $350.00 + $50 per 1,000 sq ft per gross floor area.
Special Use Permit $500
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
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.
The proposed antennas will not require any parking.
Landscaping Types and Description
As stated in Chapter 17.80.030 YMC, The following uses require Type I landscaping on all sides when located above ground and not housed within a building or accessory to another use,
and if located outside a public right-of-way:
Utility substation;
Sewage pumping station;
Water distribution facility;
Communication relay station.
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 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.
As stated in Section IV.E.(2)k of the City of Yelm Design Guidelines, this property falls within the Old Town District which prohibits the use of the following materials in prominent
locations that are visible from the frontage streets:
Chain Link Fencing
Transportation
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. The project borders on Washington Ave. SE to the south, and
an alleyway to the north. Washington Ave. SE, as it fronts the YCOM commercial building to the west was improved to standards that are different than current street standards. Frontage
improvements for Washington Ave. SE, shall 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.
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.