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925 NP Road notes  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting January 11, 2012 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: C&E Development Project Proposal: Convert existing building to construction material storage, possible subdivision Project Location: 925 N.P. Road NW Tax parcel number 64300900300 Zoning and Setbacks The property is zoned Industrial (I) and identified at Chapter 17.26 YMC. The Industrial district is intended to provide for the development of areas in which certain types of industrial activities may be located such as manufacture, assembly, repair, servicing of goods or products. Warehousing and storage of equipment, commodities, and products is an allowed use in the Industrial zone. Side, rear and front yard setbacks are 15 feet. The maximum building height is forty (40) feet. Maximum building allowance shall be 85 percent of site. 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 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. Exemptions from site plan review and approval shall be granted by the site plan review committee if: There is no addition of square feet or no additional tenant, or the expansion is for storage only (future conversion of storage area would require compliance with this chapter); The proposed use is similar as classified by the Standard Industrial Code Classification Manual; The building has been occupied within the previous 18 months. 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. Subdivision Standards If you wish to subdivide the land, you must either complete a short subdivision, or a binding site plan. The subdivision creates separate parcels of land to be developed individually, the binding site plan creates pads for lease or sale, with shared facilities such as parking and stormwater facilities. A short subdivision requires administrative review. A binding site plan would allow the creation of a condominium at a later date to sell the buildings located on the approved ‘pads’. The binding site plan application would show the general area of building pads, parking, stormwater, utilities, and access. The uses of the buildings would not be reviewed for site plan review unless the proposed use was known at the time of binding site plan approval. A binding site plan would also provide an avenue of phased improvements, based on a phased construction plan. The binding site plan requires a public hearing before the Yelm Hearing Examiner and includes Environmental Review. Once preliminary approval is granted, the applicant has 5 years to install all required infrastructure improvements to serve the pads and apply for final binding site plan 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. Land Use Fees Industrial Site Plan Review $350.00 + $150.00 per acre SEPA $150.00 Civil Plan Review Billed on a cost recovery basis Traffic Impact Fee $1,321.00 per peak PM trip Sewer Connection Fee $6,394 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,348 per ERU Parking Parking lot surfacing materials shall be asphalt concrete or cement concrete, gravel surfaces are not acceptable. 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. If the property is subdivided, the landscape requirements would apply to each individual parcel. 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. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Existing access vehicular access into the site will need to be reviewed. 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 will be required to complete frontage improvements on N.P. Road. This will include street trees, curb, gutter, sidewalk, lighting etc. Section 4B.080 (C) Yelm Development guidelines allows 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 as part of Site Plan Review. Deferrals are not granted as part of the subdivision process. Subdivision requires that all lots have frontage on a public street. The Binding Site Plan process allows for shared access internal driveways. 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. When a use is not listed, the Institute of Transportation Engineers Trip Generation Manual is used. 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. Retail sales are also determined by different factors. Credit shall be given for the existing traffic generated from the site. EXAMPLE: Industrial/manufacturing: .98 x 5,109= 5,007 ÷1,000 = 5.01 x $1,321. = $6,618.21 $6,618.21 credit for previous industrial use. TFC charges for any new square footage of industrial use will be based on the formula above. Traffic Facilities Charges may be applied to off-site improvements required to mitigate potential significant impacts attributed to the proposed development if the required improvements are capacity related. Water The proposed project is located in the City of Yelm’s water service area, and is currently connected to City water service. Additional water connections requires a service main installed from NP road, serving the site. If the changed of use creates more water usage than the previous use, additional water connections will be required. Water connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $5,348 per connection (fee subject to change). Washington State Department of Health, in WAC 246-290-490 cross control connection program requires all commercial buildings to have a Reduced Pressure Backflow Assembly device installed on the water services, and irrigation systems to have a double check valve assembly. A list of approved devices can be located at the above referenced Washington Administrative Code. A RPBA will be required to be installed at the meter serving the site. Sewer The proposed site is currently located in the City of Yelm’s STEP sewer system service area, and the proposed site is not currently connected to the City of Yelm’s STEP sewer system. There is an existing 4 inch sewer main located on N.P. Road. Connection is required. Sewer connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $6,394 per connection (fee subject to change). An inspection fee of $145.00 per a connection will also be required. There is a sewer latecomers’ fee associated with this parcel which is in the amount of $5,278.00 and is required to be paid prior to connection to this line. Any on-site septic systems will need to be abandoned prior to site plan review approval. 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. A subdivision will require that each lot have stormwater treatment for development. The Binding Site Plan allows for shared facilities. ADA Requirements The American Disabilities Act required that facilities are ADA accessible. A change of occupancy for an existing building will have to meet Chapter 34, section 3411 of the IBC. These improvements will be as a new building. Where technically infeasible to comply with new requirements the building shall conform to the maximum extent feasible. 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 in the City of Yelm. Building Permit Process Building Plan review, permitting and inspections will be based on Title 15 Yelm Municipal Code, adopting the 2009 IBC, IMC, UPC, IFC and the 2009 Washington State Energy Code. By resolution, the City of Yelm re-adopted the 1997 UBC, UMC and UPC Fee schedules. Alteration to the building will be reviewed under the IBC Chapter 34. The building will remain an Occupancy Category II with the change of Occupancy from an F-1 to S-1. No seismic upgrade will be required where it can be demonstrated by analysis that the seismic safety is equivalent to a new structure. Thurston County Health may require a spill control plan depending on the quantities of hazardous and petroleum products stored. 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. 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.