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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 February 8, 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: Ray Lasher Project Proposal: Utilize abandoned industrial building for screen printing business Project Location: 925 N.P. Road NW (APN 64300900300) Zoning and Setbacks The property contains an abandoned industrial building previously utilized as a yeast plan. The property and building have not been used for industrial purposes in the past 18 months and the site does not meet present development standards. Chapter 17.93 YMC indicates that when a non conforming site has been abandoned or discontinued for a period of eighteen months, any subsequent use of the land or buildings shall be in conformity with the provisions of the Zoning Code. The property is zoned Industrial (I), the requirements for which are found 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. A wholesale screen printing business can be classified as the assembly of, or processing of cloth and paper and is an allowed use in the industrial district, provided the site meets current development standards and is permitted through the site plan review process. Side, rear and front yard setbacks are 15 feet. The maximum building height is forty (40) feet. Maximum building allowance is 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. Development within a critical aquifer recharge area must provide storm water treatment and disposal pursuant to Yelm’s adopted storm water manual. Site Plan Review Process Site plan review and approval is required prior to the use of land or building for the location of any commercial, industrial or public building or activity. 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 A SEPA threshold determination will be required before action is taken on the Site Plan Review application if the proposal creates more than 4,000 square feet, or 20 or more parking stalls are required of the proposed use.  Land Use Fees Industrial Site Plan Review $350 + $150 per acre SEPA $150 Civil Plan Review (cost recovery) Traffic Impact Fee $1,321 per peak PM trip Sewer Connection Fee $6,394 per ERU Sewer Inspection Fee $145 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. Parking spaces must meet the dimensional standards of Chapter 17.72 YMC and be clearly striped. Drive aisles must meet minimum width standards. Industrial uses require one space per employee based on the greatest number of employees on a single shift, plus one square foot of parking per square foot of retail area, plus one space for each vehicle owned or operated by the company. 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 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 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, including a travel lane, a bike lane, planter strips and street trees, curb, gutter, sidewalk, and lighting. 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. 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. The site was previously used as a manufacturing plant. If this is manufacturing only, there will not be any additional TFC charges. Additional uses or additional tenants may trigger TFC charges. 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. If the proposed 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). All commercial and industrial buildings are required to provide for cross-connection control through the provisions of a back flow prevention device installed on water services. A list of approved devices can be found at Chapter 246-290-490 WAC. An RPBA shall be installed prior to the any further use within the building 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 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 and is required to be paid prior to civil plan approval. Any on-site septic systems will need to be abandoned prior to site plan review approval.  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. This charge would not apply to use of the existing building, but would apply to any expansion. Stormwater Developments with additional impervious surface, such as the paved parking which will be required to use the site, are required to provide stormwater facilities consistent with the 1992 DOE Storm Water Manual, as adopted by the City of Yelm. 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. 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. 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 2006 IBC, IMC, UPC, IFC and the 2001 Washington State Energy Code. By resolution, the City of Yelm re-adopted the 1997 UBC, UMC and UPC Fee schedules. The Factory Group F-1 Occupancy in the International Building Code includes food processing and printing/ publishing and textiles. No upgrades to the building will be required for a change of occupancy. Alteration to the building to accommodate the textile printing operation will be reviewed under the IBC, Chapter 34. Any design loads increased by the alteration will be reviewed under Chapter 16 of the IBC. Alterations to the building will also be reviewed for accessibility under Chapter 11 of the IBC Building Plans 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. Due to the size of the occupancy, an integrated sprinkler and fire alarm system will 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.