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Olympic Pipeline Mt. Sunrise City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting March 31, 2010 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: Olympic Pipeline Company Project Proposal: Motor-operated Valve Project Project Location: Stormwater Tract within Mt. Sunrise, PH II Tax parcel number 63540000003 Zoning and Setbacks The property is Low Density Residential (R-4) which is codified at Chapter 17.12 YMC. The R-4 district is intended to enhance the residential quality of the City by providing a high standard of development. The R-4 district allows public utilities and appurtenances as a special use in accordance with Chapter 17.66 YMC. Building setbacks are 15 feet from the front, a minimum of 5 feet from the side with a minimum total both sides 12 feet. Rear yard setbacks are 25 feet. The maximum building height is thirty-five (35) feet. Critical Areas All of Yelm is considered a critical aquifer recharge area. Existing development regulations address the potential impacts to this critical area. The City wetland maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas buffer areas. It is located adjacent to the Centralia Power Canal which is currently designated as a shoreline of the State. The burden of proof that a development or use is exempt from the shoreline permit process is on the applicant. State Environmental Policy Act Process The project may be exempt from SEPA based on WAC 197-11-800(3). Land Use Process A special use permit as established by Chapter 17.66 requires a public hearing by the Hearing Examiner. Application requirements can be found at section 17.66.070 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 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. 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. Applicable Land Use Fees including but not limited to: Special Use Permit $500.00 Shoreline Permit $500.00 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 $3,093.00 if part of LID Sewer Inspection Fee $145.00 per ERU Water Connection Fee $1,500 per ERU (due to increase in summer 2009) Fire Impact Fee $0.32 per 1,000 square feet of gross floor area. 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 4 to 6 weeks for Building Plan Review and 2 weeks for design guideline review. Parking 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 does not list a utility station as a use requiring parking, however there should be at least one parking space, plus adequate turnaround area provided. The access road, parking and turnaround areas shall be paved, a minimum of 10 feet wide. 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 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 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. Water There is a water main located in 91st Avenue. The proposal does not require sewer service. Sewer There is a sewer main located in 91st Avenue. The proposal does not require sewer service. 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. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. 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. The pad and fence enclosure is proposed to be located within the access road to the stormponds. The gate accesses into the ponds are left unencumbered; however this valve station would block any potential to get around the outside of the stormponds if needed. There is also a parcel located at the northeast corner that is currently “land locked” and its only access is through this road. There may or may not be an easement to that site through the stormwater facility.