07272011 Vancil Rd Wyman
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
Pre-Application Meeting
July 27, 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: Bill Wyman
Representative: Scott Mills
Owner: Bill Hertel
Project Proposal: Yelm Food Coop and Farmers Market
Project Location: 10619 Vancil Road, tax parcel number 22730121500
Background
The property is just over two acres in area is currently occupied by a mobile home, a single family dwelling, a shop building, and several outbuildings. North of the property is Rite
Aid and west of the property are Les Schwab and Our Redeemer Lutheran Church.
The proposal includes the construction of an approximately 5,900 square foot building for a food co-op, community gardens, 6,800 square feet of other retail space, 5,100 square feet
of farmers market, and a central plaza.
Zoning and Setbacks
The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The C-1 district is intended to provide for the location of business centers to serve the needs of the
community for convenience goods and services such as food, drugs, household supplies, automobile servicing, recreation, entertainment and other uses related to, but lesser in scope,
than downtown core area uses.
The C-1 district allows retail establishments as a permitted use subject to site plan review, Chapter 17.84 Yelm Municipal Code (YMC). The food co-op is a permitted use. ‘Complimentary
Businesses’ would be allowed provided the proposed use is permitted in the C-1 district, which would be reviewed at the time of tenant improvement. All
common facilities, including parking and water and sewer infrastructure sizing would be done based on general retail and any more intensive use may not be allowed or additional improvements
may be required.
The farmers market is allowed either as a temporary use pursuant to Section 17.70 YMC if it is to be an outdoor market or enclosed in a shed structure. The market would be limited to
the seasonal sale of unprocessed agricultural products. Parking for the market cannot occupy more than 15 percent of the required parking for all other uses on the property.
The community garden would be considered an agricultural use, which is not allowed in the C-1 zoning district.
The sizing of all infrastructure, including parking and water and sewer infrastructure would be based on the peak use of the property.
Building setbacks in the C-1 district are 15 feet from the front, 20 feet from the rear and 10 feet from the side property lines, and 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 groundwater
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.
A site plan may be approved by the Site Plan Review Committee when the proposed use conforms to the standards and policies of the City. Conditions may be attached to an approval to
ensure compliance with City standards. 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
A SEPA threshold determination will be required before action is taken on the Site Plan Review application. An environmental checklist is required when the proposal creates 4,000 square
feet or 20 or more 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.
Fees
Site Plan Review $350.00 + $50 per 1,000 sq ft per gross floor area.
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
Sewer Connection Fee $6,219 per ERU r $3,179 if part of LID
Sewer Inspection Fee $145.00 per ERU
Water Connection Fee $5,217 per ERU
Building Plan Review Based on 1997 UBC fee Schedule
Building Permit Based on 1997 UBC fee Schedule
Fire Impact Fee $0.32 per square foot of gross floor area.
Design Review
The property is located in a mixed use design district and must meet all the design standards for that district as found in the City’s design guidelines. Key guidelines are summarized
as follows.
Street Fronts (other than pedestrian-oriented street)
All development for properties not on pedestrian oriented streets shall include site planning measures to create an attractive street edge, accommodate pedestrian
access, and support downtown design objectives. Examples of requirements based on Downtown Goals and Policies are stated in the following:
Define street edge with building landscaping or other features.
Provide direct access to building fronts from the sidewalk.
If parking is adjacent to street frontage, provide substantial landscaping to spatially define the street edge and create a distinctive perimeter along the street front.
Side and Rear Yards/ Siting Service Areas
The design guidelines indicate that service areas, 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 minimum 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.
The preliminary site plan did not identify a location for the refuse container, which will need to be shown on the site plan review application as well as how it meets the standards
above.
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 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 retail establishments to provide one parking space for every 250 feet of gross floor area. If the development has more than twenty five spaces, twenty five
percent (25%) of the parking spaces may be compact.
A standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. A loading space must accommodate a truck 45 feet in length, 12 feet in width, and 14 feet tall.
All parking areas must be surfaced with asphalt or concrete, and shall be striped and landscaped to the standards of the development guidelines.
The food co-op would require approximately 24 parking spaces while the retail spaces would require an additional 28 (approximately) spaces. As a temporary use, the farmers market would
be limited to the use of 8 of these spaces (15%). Based on this, additional parking may be required to accommodate the farmers market.
At least 12,000 square feet is needed for every 20 parking spaces provided, indicating that just less than half the site would be required to accommodate the approximately 52 parking
spaces needed for the co-op and retail spaces alone.
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 cannot be brightly colored.
Concrete must be architecturally treated.
Blank walls must be treated through trellis and plantings, landscaping beds or other methods.
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. Landscaping standards are found at Chapter 17.80 YMC.
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 along the west and north property lines as well as along the south line of the future road connection. Because there will be
no planter strip along Vancil Road, Type II landscaping will also be required behind the sidewalk on the street frontage.
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.
The City requires that landscaping include water conservation measures including the use of weather based controllers, grouping species with similar water needs, and the use of drip
irrigation wherever possible. An irrigation water budget will be established based on the amount of area landscaped and irrigation water usage will be limited to this budgeted amount
annually.
A conceptual landscaping plan consistent with these requirements 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. It is likely that a single approach will be allowed from the site to Vancil
Road and it will need to be the existing approach located opposite the access to the Safeway/Jack in the Box complex.
While frontage improvements are required for all new development in the City, Vancil Road was constructed as part of a joint City and WSDOT project. Frontage improvements and sidewalks
are complete.
The Yelm Transportation Plan has identified a future road connection between Vancil Road and Clark Road to the east that would be located along the northern property line of the site.
The site plan will likely require the northern 30 feet of the property to remain free from encumbrances or physical improvements that would prevent the future construction of a public
street.
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. General retail space, which both the food co-op and retail businesses would be considered, generates 2.4 trips per 1,000 square feet of gross floor area.
The TFC for a 5,900 square foot food co-op would be approximately $18,705.36
The fee for 6,800 square feet of general retail would be approximately $21,558.72.
Credit for the existing homes would be $2,668.42
The truck access area must be screened from the adjoining property with a minimum of Type II landscaping and any unloading area would need to be screen with a solid screen. A turnaround
must be provided as access to the property to the west, as shown on the preliminary site plan, is not practical as this area is a required stormwater facility.
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.
If stormwater treatment is to be any emergent technology as allowed by the 2005 stormwater manual, the entire system must be designed to the standards of that manual. Likewise, if the
disposal of stormwater is to be through an underground injection well, the system must be registered with the Washington Department of Ecology and must be designed to the standards
of the 2005 manual.
No provisions for stormwater collection, treatment, or disposal were shown on the site plan submitted for the pre-submission meeting. It is strongly recommended that you retain the
services of an engineer licensed in the State of Washington with expertise in stormwater management for guidance prior to submission of a site plan review application.
Water
The proposed project is located in the City of Yelm’s water service area and some of the buildings on the property are currently connected to City water service.
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) inside the city limits. The
fees will be calculated utilizing the water consumption calculations provided by your civil engineer during the civil plan review process. These fees are payable at building permit
issuance.
A separate irrigation meter will be required to be installed and an approved backflow prevention device provided.
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.
Sewer
The proposed site is currently located in the City of Yelm’s STEP sewer system service area, and some of the buildings are currently connected to City sewer service.
This proposal will be required to install STEP tank(s) and associated equipment needed to operate with the City of Yelm’s STEP sewer system. 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. Appropriately designed and sized grease interceptors will be required
if any use on the property has the potential to produce fats, oils, or greases. This would be triggered by the proposed deli/coffee shop, at a minimum.
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 $6,219.00 per a connection (fee subject to change) inside city limits.
An inspection fee of $145.00 per a connection will also be required.
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.
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.
Fire Impact Fee pursuant to Section 15.40.020 (B) (6) YMC is established at a rate of $0.32 per square foot of development for all new development I the City of Yelm.
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.
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. Removal of existing structures will require a demo permit from the City of Yelm. To apply for
a demo permit you must submit an approved permit from the Olympic Region Clean Air Agency (ORCAA). If a manufactured home newer then 1973 is to be demoed you must also have the home
decertified by L and I.
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:
All building and market stalls shall have a 5 foot wide paved pathway to a public street.
Co-op, Complimentary Business and Market Stalls shall have exits sized according to their occupancy number.
All employees shall be within reasonable distance from a restroom.
Public restroom(s) may be required. 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.
Seismic design:
All structures shall meet seismic and lateral requirements of a B or M Occupancy.
Accessibility:
An accessible circulation path shall connect the Co-op, Complimentary Business, Market Stalls 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.
Co-op, Complimentary Business and Market Stalls 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 6 accessible parking stalls is required. Parking lot shall
be striped and signed accordingly
All restrooms and fixtures shall meet ADA requirements
All built in furnishings and equipment shall meet ADA requirements.
Energy Code. Conditioned space shall meet the 2009 Washington State Energy and International Mechanical Codes for heating, cooling and ventilation.
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.