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Contreras  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting November 4, 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: Ed Roque, PE and Rudy Contreras Project Proposal: Construct 10,000 S.F. building to include 6,000 S.F. liquor store, and 4,000 S.F. future retail or food establishment. Project Location: NW corner of Yelm Avenue West and Killion Road. Tax parcel number 21724130100 Zoning The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The (C-1) district lists liquor stores, retail and restaurants as a permitted use, provided that the liquor store is located more than 500 feet of the boundary property line of an established public school. Site Plan Review This Site Plan Approval for this site expired on August 14, 2009. A new site plan review application is required. If the project remains the same, the site plan review committee will review the plan to see if there has been any change in circumstance since the last approval. Substantial changes might require additional review. 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. State Environmental Policy Act Process If the project remains the same, the previous SEPA threshold determination would be used. If there are changes, we may need to amend the determination. Water 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. Access The SEPA determination listed a condition that the access on Killion Road be unrestricted until such time as the property owners came to an agreement for access to the north. The agreement has been reached, resulting in the access on Killion Road being a restricted “Right In/Right Out” only. Land Use Fees 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 + 145.00 inspection fee per ERU Water Connection Fee $1,500 per ERU Fire Impact Fee $0.32 per square foot 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. If the construction of the project is to occur in phases, a phasing plan must be submitted at civil plan application. The plans would include the entire project, and how utilities and traffic will be addressed and when projected completion of the project would occur. 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.