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PL CV yelm schools. 7.8.09 (2) City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 Pre-Application Meeting July 8, 2009 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: Yelm Community Schools Project Proposal: Use existing facilities for bus storage and repair with offices and rooms for training. Project Location: 402, 404 & 406 Railroad Street NW Tax parcel numbers 22719310300, 22719310200, 22719310301 Zoning and Setbacks The property is zoned Industrial (I) and identified at Chapter 17.26 YMC. The Industrial district is intended to provide for the development of areas in which certain types of industrial activities may be located such as manufacture, assembly, repair, servicing of goods or products Storage and servicing of automotive equipment and accessory uses clearly subordinate to, and an integral part of, the primary use of the property such as office spaces are allowed uses in the (I) Industrial zone. Minimum site requirements shall be as follows: A. Lot area: 10,000 square feet B. Lot width: 100 feet C. Side yard setback: 15 feet unless the property abuts residentially zoned property, in which case the side yard setback shall be 25 feet. D. Rear yard setback: 15 feet unless the property abuts residentially zoned property, in which case the rear yard setback shall be 25 feet. E. Front yard setback: 15 feet. The maximum building height is forty (40) feet. Maximum building allowance shall be 85 percent of site. Pre-Application Meeting Page 2 of 8 Critical Areas All of Yelm is considered a critical aquifer recharge area. The City critical area maps indicate that there are associated wetlands and flood zones located to the property is located outside of wetlands, flood zones, and high ground water areas. Yelm Creek is located along the north and northwest portion of the site and is a Shoreline of the State. The Shoreline Jurisdiction area is 200’ from the ordinary high water mark. There is a 150 foot setback from the ordinary high water mark for any development. Any development over $2,500 in the shoreline jurisdiction area requires a shoreline substantial permit. The property contains wetlands associated with the creek. Wetlands must be delineated and classified as part of the development application. There are ‘no-disturb’ buffers associated with wetlands, the depth of which are based on the wetland classification and range from 50 feet to 300 feet. A portion of the site also includes the 100 year floodplain as designated by the Federal Emergency Management Agency (FEMA). Regulations prohibit any development to occur within the 100 year floodplain. Additionally, impervious surfaces and storm drainage facilities are not allowed in the 100 year floodplain. SEPA A SEPA Environmental checklist is required, and a Transportation Impact Analysis (TIA) may be required at the time of application. The TIA will be used to identify traffic impacts resulting from the project and Improvements necessary to address safety issues. 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 Pre-Application Meeting Page 3 of 8 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. 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 $1,321.00 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 $6,050 per ERU or $3,009 if part of LID Sewer Inspection Fee $145.00 per ERU Water Connection Fee $1,500 per ERU Fire Impact Fee $0.32 per square foot 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 professional offices to provide (1) one parking space for every 300 square feet of gross floor area. Industrial uses require (1) one space per employee, based on the greatest number of employees on a single shift, plus, (1) one square foot of parking per square foot of display or retail area, plus, (1) one space for each vehicle owned, leased or operated by the company. Pre-Application Meeting Page 4 of 8 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 I landscaping is intended to provide a very dense sight barrier and physical buffer to separate conflicting uses, and land use districts. Type I landscaping is required along the northeastern property line, where the zoning is residential. Type I landscaping is characterized by a 15 foot landscape strip in which any combination of trees, shrubs, fences, walls, earthen berms, and design features provides an effect which is sight-obscuring from adjoining properties. 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 with the exception of the portion that is located in the flood zone areas. 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. Pre-Application Meeting Page 5 of 8 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 access vehicular access into the site may need to be reviewed. 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. Frontage improvements on Stevens Street have already been completed. A Traffic Impact Analysis may be required. This analysis may trigger additional off-site improvements to mitigate traffic impacts associated with the proposal. The City of Yelm has adopted a Transportation Facility Charge (TFC) of $1,321.00 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. Credit shall be given for the existing traffic generated from the site. It appears that the PM Peak trips for a school bus barn would be the same or less than the previous industrial use. If that is the case then Traffic Facility charges would not apply. The City may need additional information from the applicant regarding specific trip generation for further analysis at the time of application. 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. Pre-Application Meeting Page 6 of 8 Water The proposed project is located in the City of Yelm’s water service area, and 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 connected to the City of Yelm’s STEP sewer system. It is unclear at this time whether the existing STEP tank’s size and location is adequate for this expansion. Any on-site septic systems will need to be abandoned prior to site plan review approval. If additional connections are required, sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $6,050.00 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. Pre-Application Meeting Page 7 of 8 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 $0.32 per square foot of development for all new development in 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 2006 IBC, IMC, UPC, IFC and the 2006 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. Pre-Application Meeting Page 8 of 8 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.