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Presub notes City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting May 3, 2011 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: Prairie Baptist Fellowship Project Proposal: Use of property for a church. Project Location: Burnett Road Tax parcel number 21713240102 Zoning and Setbacks The property is zoned Low-Density Residential (R-4) which is codified at Chapter 17.12 YMC. The purpose of the R-4 zoneis to enhance the residential quality of the City by providing a high standard of development for single family residential areas. The R-4 zone allows Churches and other places of worship as a permitted use as part of the Special Use review process. Setbacks for the R-4 zone: Minimum front yard measured from a collector street 25 feet Minimum side yard minimum one side 5 feet, total both sides 12 feet Minimum flanking yard 15 feet. Minimum rear yard 25 feet Maximum development coverage 75 percent 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 Process The special use process provides for the location of certain types of uses and facilities which because of their unique characteristics should not be limited to specific land use classifications. The special use permit may be granted by the hearing examiner after a public hearing. Site plan review and approval shall be required prior to the use of land or building for the location of any commercial, industrial or public building or activity, including environmental checklist review, and for the location of any building in which more than two dwelling units would be contained. Additionally, site plan review shall be required for any allowed, regulated or special use activity on lands containing a wetland or wetland buffer areas pursuant to the requirements of Chapter 14.08 YMC. 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 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. State Environmental Policy Act Process An environmental checklist is required when the proposal creates 4,000 square feet or 20 or more parking stalls. A SEPA threshold determination will not be required for this project as proposed. Land Use Fees Special Use Permit $500 Site Plan Review $350.00 + $50 per 1,000 sq ft per gross floor area. Civil Plan Review Billed on a cost recovery basis Traffic Impact Fee $1,321.00 per peak PM trip Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Sewer Connection Fee $6,219 per ERU or $3,179 if part of LID Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,217.00 per ERU Water Meter Fee Based on meter size Fire Impact Fee $0.32 per 1,000 square feet of gross floor area. 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. Type I landscaping is required where the property is adjacent to residentially zoned property. 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. Type III landscaping is intended to provide visual relief where clear sight is desired. This type is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. The minimum width for Type III landscaping shall be six feet. Type III landscaping is required as a part of street frontage improvements. 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. 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. 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. 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. Parking shall be located off street. Chapter 17.72 YMC requires churches to provide a minimum of one parking stall for every six seats in the principal place of assembly or worship, including balconies and choir loft. For 500 attendees, you would be required to provide a minimum of 83 stalls. 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. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Specific access requirements will be determined as part of site plan review. 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. This project would be required to complete frontage improvements along Burnett Road. Burnett is classified as Neighborhood Collector. The neighborhood collector requires a total of 56 feet of right-of-way. Half street improvements include a 16’ travel lane, a 7’ planter strip and a 5’ sidewalk. 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. To determine the projects impact and fee, use the following formula for the use proposed: TFC payment is required at building permit issuance. (New Trip Generation Rate x gross floor area  1,000 x $1,321.00 = TFC Example: These numbers are for example purposes only Church .72 x 10,000 sq. ft. = 7,200 ÷ 1,000 = 7.2 x $1,321.00 = $9,511.20 Water The site is currently not connected to the City of Yelm water system. There is an existing 10” water line located in Burnett Road south of this project. You would be required to connect to this line and extend it along the property frontage. Commercial water connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $5,217.00 per connection (fee subject to change). An engineers estimate for water usage will be required as part of the civil plan submission. Water connection fees are payable at building permit issuance. An irrigation meter shall be installed, provided an approved backflow prevention device is provided. As sewer use fees are calculated based on water usage, an irrigation meter will lower monthly sewer bills. 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 not connected to the City of Yelm’s STEP sewer system. There is an existing 3” sewer line located in Burnett Road south of this project. You would be required to extend this line along your property frontage. Commercial sewer connections are based on the water consumption rate of 875 cubic feet a month and are charged at a rate of $6,219.00 per connection (fee subject to change). An inspection fee of $145.00 per connection will also be required. 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. 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. ADA Requirements Sites, buildings, structures, facilities, elements and spaces, temporary or permanent, shall be accessible to persons with physical disabilities. The Site Plan Review Committee will review all improvements for accessibility and compliance with relevant sections of Chapter 11 of the International Building Code. 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 International Codes, Uniform Plumbing Code and Washington State Energy Code. By resolution, the City of Yelm re-adopted the 1997 UBC, UMC and UPC Fee schedules. Additions, alterations, repairs and change of occupancy will be based on Chapter 34 of the International Building Code or the International Existing Building Code. New and existing buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Some, but not all factors reviewed will be: Life /Safety: The church shall have a 5 foot wide paved pathway to a public street. The church shall have exits sized according to their occupancy number. The church will be required to have a public restroom(s), Number will be based on occupancy Fire lanes and hydrants shall be provided to cover all structures. Hydrant placement and fire lanes shall meet International Fire Codes requirements. The church will be required to have a fire sprinkler and alarm system. Seismic design: The church shall meet seismic and lateral requirements of an A Occupancy. Accessibility: An accessible circulation path shall be from the church and off street parking and/or bus stop. Slope shall be a maximum of 5% with a cross slope of 2%. Changes of elevation greater then 5% shall be accessible ramps. The church shall have one accessible entrance minimum One accessible parking stall shall be made available for each 25 parking stalls. One van accessible parking stall for each accessible parking stall is required. Parking lot shall be striped and signed accordingly All restrooms and fixtures shall meet ADA requirements Energy Code. Conditioned space shall meet the 2009 Washington State Energy Code: The church shall be heated, insulated and ventilated per the WEC and the International Mechanical Code Building Plans showing conformance to the above requirements and any other items deemed necessary 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. An integrated sprinkler and fire alarm system may 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.