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Catholic Church expansion  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting October 28, 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: Ambia – Inc, St. Columbian Catholic Church Project Proposal: Construct 11,000 S.F. Parish Hall and classrooms. Project Location: SR 507 and Mill Road. Tax parcel numbers 22719330801, 22719330805, 22719331100, 22719331200 Zoning and Setbacks The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The (C-1) district allows for Places of Worship through a special use permit. The property was annexed in 1969. The church was expanded in 1990 prior to the adoption of the Yelm Municipal Code. The church is considered a pre-existing non-conforming use. Building setbacks are 15 feet from the front, 20 feet from the rear and 10 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 areas. Special Use Permit and Site Plan Review A special use permit is required to expand the pre-existing non-conforming use. A special use permit requires a public hearing before the Yelm Hearing Examiner. The Hearing Examiner prepares findings and a written decision. The final decision of the Hearing Examiner maybe appealed to the City Council. 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. State Environmental Policy Act Process A SEPA threshold determination is required when the proposal creates more than 4,000 sq. ft. and more than 20 parking stalls. 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 Special Use Permit $500.00 Commercial Site Plan Review $350.00 + $50 per 1,000 sq ft per gross floor area. Traffic Impact Fee $1,321 .00 per peak PM trip Water Meter Fee Based on meter size Sewer Connection Fee $6,050 per ERU 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 places of assembly to provide for one (1) parking stall for each ten (10) occupants, based on the maximum occupant load per the International Building Code. This may differ based on how the new parish hall and classrooms are intended to be used. Further information is required to make this determination. 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 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. Existing landscaping may be substituted for some landscape requirements. Type III landscaping is intended to provide visual relief where clear sight is desired. It is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking. This is typically a 6 foot planter strip with street trees. 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 intended to provide visual relief in stormwater retention/detention areas. 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. Frontage improvements on First Street (SR 507) would be consistent with the Major Arterial standard to include a center turn lane, two drive lanes, bike lane, planter strip, and sidewalk. Mill Road is classified as a neighborhood collector which consists of a 16’ traffic lane, a planter strip and sidewalk. The Mill Road intersection has been identified in the City of Yelm Transportation Plan as an intersection that requires realignment to ease traffic congestion and provide a more safe intersection. 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. A church creates 0.72 new trips per 1,000 square feet. EXAMPLE: Gross Floor Area / 1,000 x $1,321.00=TFC 0.72 x 11,000 sq. ft.= 7,920 ÷1,000 = 7.92 x $1,321.00 = $10,462.32 TFC charges are paid at building permit issuance. 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. 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. The City of Yelm has been proactive in water planning since 1994, when the City made application with the Washington Department of Ecology for new water rights sufficient to serve the entire City and its Urban Growth Area. While efforts are underway to secure sufficient water to provide for Yelm’s long term needs, the City has aggressively pursued the acquisition and transfer of existing water rights in order to provide for continued growth until new water rights are acquired. Yelm has historically been successful at acquiring and transferring sufficient water to meet demands. The Washington Department of Ecology recently denied a water rights transfer that the City had been working on for 18 months and which had been approved twice by the Thurston County Conservancy Board. The denial of this water rights transfer means that the City currently has a limited number of water connections available for new development. The City has appealed Ecology's decision to the Pollution Control Hearings Board. Unless Ecology’s decision is overturned by the Hearings Board, the City is no longer able to make a finding of concurrency with the municipal water system for all new developments with land divisions. Community Development staff will be recommending denial of all preliminary and final land divisions. The State Building Code at Section 19.27.097 RCW requires evidence of water availability and the issuance of a building permit by the City of Yelm is the City’s commitment to serve a proposal with potable water. Sewer The proposed site is currently located in the City of Yelm’s STEP sewer system service area and is currently connected to the sewer system. This proposal may require additional STEP tanks. The size of the STEP tank will be based on peak flows as calculated by the developer’s engineer, which must be submitted as part of the civil plan review. Any on-site septic systems will need to be abandoned prior to site plan review approval. 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. 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. Yelm has approved a Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC of $0.32 per square foot of development. 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. A preliminary stormwater plan is required as part of Site Plan Review application submittal, and final stormwater plan 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 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.