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Catholic Church expansion  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting February 15, 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: St. Columbian Catholic Church Project Proposal: Construct a 6,300 square foot classroom addition to an existing church. Project Location: 506 First Street, Yelm, WA Tax parcel numbers 22719330801 & 22719331100 Zoning and Setbacks The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The (C-1) district allows for Places of Worship through a special use permit. The property was annexed in 1969. The church was expanded in 1990 prior to the adoption of the present Yelm Zoning Code codified at Title 17 YMC and, therefore, the church is considered a pre-existing non-conforming use. A special use permit is required to expand the pre-existing non-conforming use. A special use permit requires a public hearing before the Yelm Hearing Examiner, who would prepare findings and a written decision and may approve a special use permit when it is consistent with City development standards and properties adjacent to the proposed use are reasonable projected from adverse effects or impacts. The final decision of the Hearing Examiner may be appealed to the City Council. A special use permit runs with the property and does not expire unless specifically conditioned in the approval. A site plan review approval is also required and would be issued concurrently with the special use permit if the proposal meets all development standards for the City. A site plan review approval is effective for 18 months. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Building setbacks are 15 feet from the front, 20 feet from the rear, and 10 feet from the side property lines. The proposed location is consistent with these setbacks. The maximum building height is forty (40) feet. Critical Areas The City critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas. All of Yelm is considered a critical aquifer recharge area. Protection measures for development within a critical aquifer recharge area are met through treating and disposing of stormwater through an approved stormwater system. State Environmental Policy Act. Process A SEPA threshold determination is required for schools and service buildings over 4,000 square feet in area. The SEPA threshold determination is appealable to the Hearing Examiner, who would hold an open record hearing on the issue. The Examiner’s decision may be appealed to the 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. Land Use Fees Special Use Permit $500.00 Commercial Site Plan Review $350 + $50 per 1,000 sq ft of gross floor area SEPA $150.00 Traffic Impact Fee $1,321 .00 per peak PM trip Water Meter Fee Based on meter size Sewer Connection Fee $6,394 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,348 per ERU Fire Impact Fee $0.32 per square foot Design Review The church is located in the Mixed Use design district and any expansion must meet the standards of the Yelm Design Guidelines. The guidelines establish goals for the look of development within each district and provide a number of methods to achieve each guideline. The following design elements will be reviewed as part of the land use review process, although the existing church facility may already provide consistency with these standards. For example, if the proposed expansion does not trigger the need for a larger trash enclosure, then nothing further would be required. But if a larger trash enclosure were needed, it would have to meet the design guideline requirements. 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. 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 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 places of assembly to provide for one (1) parking stall for each ten (10) occupants, based on the maximum occupant load per the International Building Code. Parking for classrooms vary depending on the age range of children. The applicant is responsible for providing adequate amounts and arrangement of space for the premises. Further information is required to make this determination. 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. It is likely that the existing church parking is adequate for the proposed expansion, but this will be reviewed in detail during the land use review process. The permit application should contain information on hours of usage, as the existing parking facility may be utilized for the expansion if the times of usage do not overlap. If the church continues to utilize the unpaved parking in front of the dwelling unit on the north edge of the property, it will need to be upgraded to current standards (paved and striped) and the driveway approach to 1st Street developed as a commercial access. Traffic movements would be reviewed to determine if turn lanes or access control are needed. 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. 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 of five-foot planting area shall be provided. Type II landscaping will be required. Existing landscaping may be substituted for some landscape requirements. Type III landscaping is intended to provide visual relief where clear sight is desired. It is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking. This is typically a 6 foot planter strip with street trees. 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 landscape must contain at least 100 square feet of area and must be at least six feet in any direction. Type V landscaping is intended to provide visual relief in stormwater retention/detention areas. Transportation Frontage improvements are required for all new development within the city, including expansions of uses that require a site plan review approval, such as the present proposal. Frontage requirements include improvements to the roadway from the centerline of right-of-way back towards your property. Frontage improvements on First Street (SR507) would be consistent with the Major Arterial standard to include a center turn lane, two drive lanes, bike lane, planter strip, and sidewalk. Mill Road is classified as a neighborhood collector which consists of a 16’ traffic lane, a planter strip and sidewalk. The Mill Road intersection has been identified in the City of Yelm Transportation Plan as an intersection that requires realignment to provide a more safe intersection. Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Frontage improvements may be deferred by the Site Plan Review Committee when the improvements may not be appropriate at the time a development occurs. While a final determination cannot be made until an application is received and thoroughly reviewed by the City and other agencies such as the Washington State Department of Transportation through the permitting process, it is likely that a deferral is appropriate in this instance. The City will review as part of the permit process traffic generation reports for the addition to ensure that access both from 1st Street and Mill Road will be safe and traffic flow not impacted by the addition of the school buildings. If there are impacts due to the addition, mitigation measures would be required that could include the addition of turn lanes or turning movement control. The City of Yelm has adopted a Transportation Facility Charge (TFC) of $1,321.00 per PM peak trip generated by new development. The TFC is a onetime payment that funds transportation projects that maintain the level of service throughout the City. 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. The code lists a church as “a building in which public worship services are held”. A church houses an assembly hall or sanctuary and it may also house meeting rooms and classrooms. A church creates .72 trips per 1,000 square feet. The additions, as proposed, would result in a TFC of $5,992.040 (0.73*6.3*$1,321). The City will accept a traffic engineers report as to peak hour traffic generation rather than the default table. Water The proposed project is located in the City of Yelm’s water service area and is currently connected to the City of Yelm’s water system. 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). The fees will be calculated utilizing the water consumption calculations provided by your civil engineer. These fees are payable at building permit issuance. According to City billing records, the church has used an average of 2,476 cf of water per month over the past several years in just under 28,000 square feet of building area. If accurate, a 6,000 square foot expansion would increase water usage from 2.8 equivalent residential units to over 3 equivalent residential units, triggering the payment of one additional ERU. The Church is served by a reclaimed water irrigation system and all appropriate measures are in place for cross connection control at this time. 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. Sewer The proposed site is currently located in the City of Yelm’s STEP sewer system service area and is currently connected to the sewer system. The site plan shows the proposed building construction in the location of an existing 1,500 gallon step tank. Construction in this lo9cation would require the tank and service lines to be replaced and relocated. This proposal may also reqire additional STEP tanks. The size of the STEP tnak will be based on peak flows as calculated by the develper’s engineer according to the Washington State Department of Ecology’s Criteria for Sewage Works Design Manual, which must be submitted as part of the civil plan review. 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 $6,394 per connection (fee subject to change). An inspection fee of $145.00 per connection will also be required. According to City billing records, the church has used an average of 2,476 cf of water per month over the past several years in just under 28,000 square feet of building area. If accurate, a 6,000 square foot expansion would increase sewer usage from 2.8 equivelent residential units to over 3 equivelant residential units, triggering the payment of one additional ERU and inspection fee. Fire Protection All projects need to have fire protection 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 lanes and hydrants shall be provided to cover all structures. Hydrant placement and fire lanes shall meet International Fire Codes requirements. The classroom addition will be required to have a fire sprinkler and alarm system. Yelm has approved a Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC of $0.32 per square foot of new development. 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. As proposed, the stormwater system would not have to be changed unless additional parking or freontage improvements were required thruought eh permitting process. Run off from the building will need to be directed to drywells constructed to City standards. 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 2003 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. Life /Safety: The classroom addition shall have a 5 foot wide paved pathway to a public street. The classroom addition shall have exits sized according to their occupancy number. The classroom addition will be required to have a public restroom(s). Depicted fixture count appears to exceed the required number. Two drinking fountains, one ADA required. Seismic design: The classroom addition shall meet seismic and lateral requirements of an E Occupancy. Accessibility: An accessible circulation path shall be from the classroom addition 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 classroom addition shall have three accessible entrances 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 Energy Code: Conditioned space shall meet the 2009 Washington State Energy Code: The classroom addition shall be heated, insulated and ventilated per the WEC and the International Mechanical Code 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.