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Rosemont101409  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting October 14, 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: Leslie Norris and Rosemont Retirement Facility Project Proposal: Add a public hair salon as an additional tenant within the Rosemont Retirement Facility. Project Location: 215 Killion Road (Tax parcel number 21724120404) Zoning and Setbacks The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The (C-1) district allows for the location of business centers to serve the needs of the community for convenience goods and services such as food, drugs, household supplies, automobile servicing, recreation, entertainment and other uses related to, but lesser in scope, than downtown core area uses. Rosemont Retirement Center is an allowed use under Conditional Use Permit 02-8328 Site Plan Review Process Site plan review and approval is required prior to the use of land or building for the location of any commercial, industrial or public building or activity and for the location of any building in which more than two dwelling units would be contained. Exemptions from site plan review include proposals where: 1 There is no addition of square feet or no additional tenant, or the expansion is for storage only (future conversion of storage area would require compliance with this chapter); 2. The proposed use is similar as classified by the Standard Industrial Code Classification Manual; 3. The building has been occupied within the previous 18 months. Because the proposal is for an additional tenant within Rosemont, a site plan review approval is required. A Site Plan Review application as established by Chapter 17.84 YMC is an administrative review process. The minimum application requirements are 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. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit or business license. 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 not be required for the proposal as no additional floor space is being added to the building. Land Use Fees Site Plan Review $350.00 Traffic Impact Fee $1,321 .00 per peak PM trip Water Meter Fee N/A - no additional meter is required. Sewer Connection Fee $6,050 per ERU (if additional sewer capacity is needed). Sewer Inspection Fee $145.00 per ERU (if additional sewer capacity is needed). Water Connection Fee $1,500 per ERU (if additional water supply is needed). Fire Impact Fee N/A - no additional floor space is being added. 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 one parking stall for every three dwelling units, plus two-tenths stalls for each unit over five dwelling units. The 87 unit building requires a minimum of 47 stalls. A transportation van provided by the establishment authorizes a 25% reduction. There must be a minimum of 36 stalls for the Rosemont establishment. For the hair salon, at approximately 225 square feet requires 2 stalls. A total of 38 stalls are required with the transportation van. Without the van, a total of 49 stalls are required. All parking areas must be surfaced with asphalt or concrete, and shall be striped and landscaped to the standards of the 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. The onsite landscaping meets the minimum landscape requirements Transportation 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. When the table does not list the proposed use, the most similar type may be used. In this instance a hair salon is not listed, so an administrative or medical office is used. EXAMPLE: ((Trip Rate x Gross Floor Area) / 1,000) x $1,321.00=TFC ((3.06 x 225 sq. ft)/1,000) x $1,321.00 = $909.50 The TFC must be paid prior to issuance of the City of Yelm Business License. Water The proposed project is located in the City of Yelm’s water service area and is currently connected to the City of Yelm’s water system. I 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. It is not anticipated that additional water service would be required by the proposed use. Sewer The proposed site is currently located in the City of Yelm’s STEP sewer system service area and is currently connected to the City of Yelm’s STEP sewer system service area. Commercial 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. It is not anticipated that additional sewer capacity will be used by the proposed use, although a hair trap may be required in the sink and any floor drains that are within the space. Fire Protection All projects need to have fire protection for the buildings. The existing building is compliant with fire regulations. 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 tenant improvement. Building Permit Process A tenant improvement permit is required for any alterations of the space. Floor plans may be may be submitted after Site Plan Review approval.