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080311 Keeslar Pole Barn City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting August 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: Chris & Christina Keelsar Owner: Michael Working Project Proposal: Remodel or replace existing home, construct pole barn for storage of commercial equipment. Project Location: 10403 Grove Road, tax parcel number 64303400300 Background The property is approximately 5.77 acres in area is currently occupied by a single family dwelling, and a small outbuilding. The property is bordered on the southwest side by Yelm Creek, and fronts on Grove Road. The proposal includes either remodel or replacement of the single family home, and to construct a “lean to” building for the storage of commercial vehicles. Zoning and Setbacks The property is zoned Large Lot Commercial (C-3) which is codified at Chapter 17.28 YMC. The C-3 district is intended to provide for the location of facilities and services needed by the traveling public and that are dependent on heavy vehicular access. 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. The development as proposed would not be allowed in the C-3 zone. There cannot be a mixed residential/commercial use. Chapter 17.28 states that specific types of uses permitted in this district are those commercial activities that are permitted outright in the C-1 & C-2 zones. In those zones, you can have apartments at a density of 16 units per acre. Other residential uses are allowed on existing lots of record, one acre or less. Options available would be to keep the residential use only; keep the residential use, live in the home and have a home occupation; or demolish the home and go through site plan review to have a commercial use on site. The existing home is considered a non conforming use. It could be renovated or replaced with another dwelling unit the same size. If the replacement unit is a manufactured home, the age of the manufactured home cannot exceed a maximum of five years at the time of installation. Critical Areas All of Yelm is considered a critical aquifer recharge area. The City critical area maps indicate that the property is encumbered by flood zones, and high groundwater areas, and possibly wetlands associated with Yelm Creek. A wetland delineation will determine if there are wetlands on site. Setbacks are determined by wetland rating categories. In many cases, wetlands along Yelm Creek usually required a 50 – 80 foot wetland buffer. The highest rating would require a 300 foot wetland buffer. No land clearing or fill may occur in the flood zone area. A topographical survey is required to determine the flood zone area. Yelm Creek is considered a Riparian Habitat Area, and requires a minimum 150 foot buffer. When the frequently flooded area exceeds the riparian habitat area, the riparian habitat area shall extend to the outer edge of the frequently flooded area. 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, or when land is wholly or partly covered by water. The checklist would include the wetland delineation and flood zone survey. 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 Design guideline map shows the property split, with a portion located in the Gateway design district. Development on site must meet 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. A standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. 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 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 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 is required when a 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. Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas, while providing an attractive setting and overstory canopy. 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. Frontage improvements are required for all new development within the City. These improvements may consist of utility installation, asphalt widening, curb and gutter, landscape planter, street trees, sidewalk and street lighting. Grove Road is classified as a “Commercial Collector”, which requires an 11’ drive lane, a 5’ shoulder, concrete curb and gutter, 7’ planter strip, a 5’ sidewalk and street lighting. Right-of-way may be required to complete improvements. Section 4B.080 (C) Yelm Development guidelines allow the City to determine when frontage Improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. Chapter 15.40 YMC, Concurrency Management: The City has adopted a Transportation Facility Charge (TFC) of $1,321.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated by the proposed use. If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance, an analysis prepared by a traffic engineer can be submitted to the City for review and consideration. As stated previously the proposed use does not fit neatly into the listed categories, so the most similar use is chosen. To determine the project’s 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 Warehousing/storage 0.74 x 2,880 sq. ft. = 2,131.2 ÷ 1,000 = 2.13 x $1,321.00 = $2,815.31 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. The project is required to connect to City water service. There is an existing 6” water main located in Grove Road. This main will need to be extended along the frontage of your property. 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 a connection (fee subject to change). These fees are payable at building permit issuance. An irrigation meter shall be installed and an approved backflow prevention device provided. As sewer use fees are calculated based on water usage, an irrigation meter will lower monthly sewer bills. 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 the proposed site is currently not connected to the City of Yelm’s STEP sewer system. There is an existing sewer main located in Grove Road. 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. There is a sewer latecomer’s fee associated with the parcel for the installation of the sewer main along Grove Road by Wal-Mart. This fee is in the amount of $19,473.51 and is required prior to civil plan approval. 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 875 cubic feet a month and are charged at a rate of $6,219.00 per a connection (fee subject to change). 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. Manufactured Housing is regulated by Labor and Industries. Set up will be inspected by the City through a set up permit. All connection and impact fees will be due at set up permit issuance. Some, but not all factors reviewed will be: Life /Safety: The Pole Barn shall have a 5 foot wide paved pathway to a public street. All employees shall be within reasonable distance from a restroom. Fire lanes and hydrants shall be provided to cover all structures. Hydrant placement and fire lanes shall meet International Fire Codes requirements. Seismic design: Pole Barn shall meet seismic and lateral requirements of a U Occupancy. Accessibility: An accessible circulation path shall connect the Pole Barn 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 than 5% shall be accessible ramps. The Pole Barn 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 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.