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Yelm True Value Presub notes City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting June 1, 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: Yelm True Value, Scott Demich Representative: Change, Inc. Project Proposal: Construct a new Hardware Store. Project Location: 207 Yelm Ave., Tax parcel number 64400800200 Zoning and Setbacks The property is zoned Central Business District (CBD) which is codified at Chapter 17.24 YMC. The purpose of the CBD zone is to promote the special characteristics of the existing downtown Yelm area, to provide a pedestrian shopping atmosphere and to promote the rehabilitation of existing structures and the most desirable uses of land. The CBD allows hardware stores as a permitted use as part of the site plan review process. The CBD does not have standard setback requirements, however buildings and structures shall be located, arranged and designed so as to promote, enchance and provide continuity with existing rights of way, roads, streets and landscaping on adjacent lots. 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. Site Plan Review Process 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. 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 be required before action is taken on the Site Plan Review application. Because of the size of the project, an expanded environmental checklist will be required initially. The expanded checklist should include the following environmental documents: Traffic Impact Analysis. Preliminary Stormwater Plan. Land Use Fees 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 Analysis $500.00 scoping fee, and actual cost for review 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. Design Review Street Fronts in relation to Pedestrian Oriented Street Frontage (Yelm & Third) All development for properties frontage on a “Pedestrian Oriented Street” shall include site planning measures to define the street edge, encourage pedestrian access and provide amenities and support downtown design objectives. Buildings must present a “Pedestrian oriented façade” to the street using one or more of the four following methods: Transparent window area or window displays Sculptural, mosaic or bas relief art work Pedestrian oriented space Other special landscaping or building design feature The intent of pedestrian oriented street frontage requirements is stated in the following: To create an active safe pedestrian environment Upgrade the downtown and visual identity. Unify streetscape Improve pedestrian/auto circulation Side and Rear Yards/ Siting Service Areas The design guidelines indicate that service areas loading docks, trash dumpsters, mechanical equipment, and outdoor storage be located away from neighboring properties to reduce conflicts and requires screening of refuse containers located behind the building. No refuse container shall be permitted between a street and the front of a building. 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. The following describes the intent in siting service areas based on the Design Guidelines: To “reduce the visibility of unsightly uses”. To minimize the visibility of “backs” of buildings where service areas are located. To “encourage more thoughtful siting of trash containers and siting areas by screening its negative aspects”. To reduce the noise impacts of service areas. Street Corners Developments on corner lots must enhance the property’s visual qualities by installing substantial landscaping, a decorative screen wall, providing pedestrian access, and architectural cover treatments. Pedestrian Circulation The following elements must be provided as part of the site plan for new developments: All pedestrian paths must comply with the ADA. Adequate lighting must be provided for pedestrian access. Walkways should be integrated with the required parking lot landscaping. Provide pathways through parking lots Integrate transit stops into the planning of site improvements Provide weather protection such as a canopy to create a covered pedestrian open space. Provide at least 200 square feet of landscaping at or near the entry. Provide pedestrian facilities such as benches, kiosks, or bicycle racks. Provide pedestrian scaled lighting Adjacent window displays Provide artwork or special pedestrian scaled signs Parking: Location of parking at pedestrian oriented streets For properties fronting pedestrian oriented streets, parking lots shall be located in the back of lots, away from street sidewalks whenever feasible. All parking areas and driveways must be surrounded by a 6” high vertical concrete curb if the lot is visible from the street. All landscaped and pedestrian areas shall be protected from encroachment by parked cars. 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 retail establishments provide one stall per 250 square feet of gross floor area. A standard stall is 9 feet by 20 feet. At 14,000 sq. ft. 56 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. The design details for parking lot construction can be found in the Yelm Development Guidelines. Building Design and Details To encourage buildings that are comfortable at a human scale, at least three of the following features must be incorporated into the building design: Balconies in upper stories Bay windows Pedestrian oriented space Individual windows Gable or hipped roof Porch or covered entry Spatially defining building elements that define an occupied space Upper story setbacks Composing smaller building elements near the entry or pedestrian oriented street fronts To ensure new development is compatible with Yelm’s architectural size and character, at least two of the following features must be incorporated into the building design: Upper story setback Horizontal building modulation Modulated roof line Building articulation To encourage unique, identifiable architectural features at intersections, at least one of the following features must be included on a façade facing a public street: Decorated roofline Decorative treatment of windows and doors Decorative railings, grill work, or landscape guards Landscape trellises Decorative light fixtures Decorative building materials (masonry, wood details or patterns) Concrete block walls must use textured blocks, colored mortar or a mix of other masonry types. Metal roofing must be of high quality with a standing seam and can not be brightly colored. Concrete must be architecturally treated. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. The intent of building design, materials and color are to encourage the use of high-quality materials; to create design and community unity, and to support the historic integrity of the Historic Preservation Ordinance. Replacing the old building with a new building that has the same look and feel meets the intent of the design 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 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. Type III landscaping is required as a part of street frontage improvements. Yelm Avenue is complete, the sidewalk with tree grates shall be continued around the frontage of Third Street. 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. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Yelm Avenue does not have a center turn lane in this area, parking lot access shall be restricted to right in/right out only. Access from the Alley is also restricted to right in/right out only, as it is one-way, heading westerly from Third Street to Second Street. The site plan shows several accesses onto Yelm Avenue which will not be allowed. The Traffic Impact Analysis required as part of the environmental review will indicate the impacts that the development will have on the transportation system, impacts at the access points, and suggest mitigation measures that may be required. 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 is required to complete frontage improvements along Third Street. Third Street is classified as Local Access Commercial. The Local Access Commercial requires a total of 58 feet of right-of-way. Half street improvements include an 11’ travel lane, a 7’ parking lane, a 6’ 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 Hardware/Paint Store 2.42 x 14,000 sq. ft. = 33,880 ÷ 1,000 = 33.88 x $1,321.00 = $44,755.48 If the old building is removed, a credit should be given. Credit: 2.42 x 6, 630 – 16,044 ÷ 1,000 = 16.044 x $1,321.00 = 21,194.92 Total: $23,560.06 Water The proposed project is located in the City of Yelm’s water service area, and existing building is currently connected to City water service. Commercial water connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $5,217 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. Cross Connection Control: Washington State Department of Health, in WAC 246-290-490 states that all group A water systems with 1000 or more connections are required by the department of health to develop and implement a cross control connection program. This program requires all commercial buildings and irrigation systems to have a Reduced Pressure Backflow Assembly device installed on the water services. A list of approved devices can be located at the above referenced Washington Administrative Code. 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 existing store is served by City sewer services. The existing tank may not be used for the new building. A civil engineer’s report on the tank sizing showing expected tank needs of the building is required. If the proposal is projected to use more than 875 cubic feet of water per month, additional sewer connections may be required. There is an existing 4 inch C-900 sewer main located in the alley. Commercial sewer connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $6,219 per connection (fee subject to change). An inspection fee of $145.00 per a connection will also be required. **Restaurants and coffee stands require a grease interceptor, to protect our STEP sewer system from grease. 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 proposed new store shall have a 5 foot wide paved pathway to a public street. The proposed new store shall have exits sized according to their occupancy number. All employees shall be within reasonable distance from a restroom. The proposed new store shall have public restroom(s), Number will be based on occupancy Fire lanes and hydrants shall be provided to cover all of the structures. Hydrant placement and fire lanes shall meet International Fire Codes requirements. 14000 sf will require fire sprinklers and alarms. Seismic design: The proposed new store shall meet seismic and lateral requirements of Chapter 16 of the IBC for a M Occupancy. Accessibility: An accessible circulation path shall be from the proposed store to 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 proposed new store shall have 60% of entrances accessible minimum One accessible parking stall shall be made available for each 25 parking stalls. One van accessible parking stall for each 6 accessible parking stalls are required. Parking lot shall be striped and signed accordingly All restrooms and fixtures shall meet ADA requirements Service counters shall meet ADA. Energy Code. Conditioned space shall meet the 2009 Washington State Energy Code: The proposed new store shall be heated, insulated and ventilated per the WEC and the International Mechanical Code Misc.: The demolition of the old building will require a demolition permit from ORCAA and the City of Yelm 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.