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17401 Yelm Ave SR 507 Guidinger 080812 City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting August 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: Steve Guidinger Owner: Pete & Eunice Newgard Project Proposal: Development for Commercial Use Project Location: 17041 Yelm Ave E (SR 507) Tax parcel numbers 64303200300 & 64303200400 Zoning and Setbacks The property is zoned Commercial (C-2) which is codified at Chapter 17.27 YMC. The C-2 district is intended to permit, in designated areas, commercial uses and activities which depend more heavily on convenient vehicular access than pedestrian access, and which do not require locations in other commercial districts, or which may be inappropriate in other commercial districts; The C-2 district allows retail and commercial establishments as a permitted use subject to site plan review. Building setbacks are 15 feet from the front, 20 feet from the rear and 10 feet from the side property lines 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, and flood zones. The City critical area maps do indicate that there are mapped high ground water areas on the east side of the site. A Critical Areas Report may be required to verify that there is no existing high groundwater conditions located within the parcels proposed for development. State Environmental Policy Act Process A SEPA threshold determination is required. “If the proposal consists of a series of actions that are individually exempt, but together may have a significant impact, then the proposal is not exempt.” The SEPA determination is required before action is taken on this proposal. Because of the size of the project, an expanded environmental checklist will be required initially. The expanded checklist should include the following environmental documents: Traffic Impact Analysis Preliminary Stormwater Plan. 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. Review Process The proposal as submitted will require several steps to achieve the desired buildable locations. There are several options to achieve the parcels as depicted. Dedicating a 60’ right-of-way to the City for a future road will effectively split parcel 64303200300 into two parcels. Otherwise, a commercial subdivision is required. After the right-of-way dedication, a boundary line adjustment to parcels 64303200300 and 64303200400 would need to occur, to achieve the proposed parcel to the west of the proposed future right of way as shown on the site plan. The remaining portion of 64303200300 as shown would need to be divided via the binding site plan process to allow for development of just a portion of the site. The binding site plan process allows for phasing commercial development. Boundary Line Adjustment A boundary line adjustment as established by Chapter 16.28 is an administrative process, approved by the City Planner upon finding compliance with minimum zoning, health, building and other land use regulations and with the Yelm comprehensive plan. Binding Site Plan Standards In order to create commercial lease pads for the retail buildings, a binding site plan is required. A binding site plan would create building ‘pads’ with common access, parking, and stormwater facilities. 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. A site plan review application for buildings would be reviewed concurrently with a binding site plan application and approved under one land use permit. Land Use Fees Binding Site Plan $350.00 + $50 per 1,000 sq. ft. of gross floor are 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 Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Sewer Connection Fee $6,394 per ERU $3,269 if part of LID Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,348 per ERU Design Review 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. Large Lot Developments The design guidelines indicate that development should provide for public transportation, encourage buildings to complement adjacent activities and visual character and create comfortable human environments, and to incorporate screening, mitigation, utilities and drainage as positive elements. 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 retail establishments to provide one parking space for every 250 feet of gross floor area. A restaurant requires one parking space for every 200 square feet of gross floor area, offices require one space for every 300 square feet of gross floor area. If a lot 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 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. 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 shall be required when Type I landscaping design is utilized. Type I landscaping will be required along the property lines that are adjacent to any residential uses. 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 is required around the perimeter with consistent land uses. 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. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. The Traffic Impact Analysis required as part of the environmental review will indicate the impacts that the development will have on the transportation system and suggest mitigation measures that may be required, including improvements to the portion of the SR 510/507 Yelm Loop which bisects the subject property, and improvements to the Grove Road intersections. Mitigation measures will also include construction and right-of-way dedication for the SR 510/507 Yelm Loop. Frontage improvements are required for SR 507 as an Urban Arterial. The TIA must include the proposed full build out of the site, and also include a corridor analysis for long term improvements. A previous TIA for a project proposal for an adjoining property suggests significant impacts to the corridor. 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. 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 Miscellaneous Retail 2.4 x 15,000 sq. ft. = 36,000 ÷ 1,000 = 36 x $1,321 = $47,556 Sit Down Restaurant 6.13 x 6,000 sq. ft. = 36,780 ÷ 1,000 = 36.78 x $1321 = $48,587 Administrative Office 3.68 x 5,000 sq. ft. = 18,400 ÷ 1,000 = 18.4 x $1321 = $24,306 Or Retail Shopping Center up to 99,999 sq. ft: 4.0 x 99,999 sq. ft. = 399,996 ÷ 1,000 = 399.99 x $1,321 = $528,394.72 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 10” water main located in Yelm Avenue East (SR 507). Water lines will also be required to be installed within the SR 510/507 Yelm loop as a part of the required improvements. 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. 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 Yelm Avenue East (SR 507). Installation of sewer lines will also be required within the SR 510/507 Yelm Loop as a part of the required improvements. 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. Any food preparation establishments will be required to install a grease interceptor. There is a sewer latecomer’s fee associated with the parcel for the installation of the sewer main along Yelm Avenue East (SR 507) by Wal-Mart. This fee is in the amount of $26,079.27 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 $6,394 per connection (fee subject to change). An inspection fee of $145.00 per a connection will also be required. 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. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. Infiltration galleries with underground pipes are classified by the Washington Department of Ecology as an Underground Injection Control Stormwater Well which has specific requirements pursuant to State Law about stormwater treatment and must be designed to the 2005 Stormwater Management Manual for Western Washington. 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 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. 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: Retail building shall have a 5 foot wide paved pathway to a public street. Retail buildings have exits sized according to their occupancy number. All employees shall be within reasonable distance from a restroom. Hydrant placement and fire lanes shall meet International Fire Code requirements. Retail buildings over 12000 square feet shall have an automatic sprinkler system. Seismic design: The retail spaces shall meet seismic and lateral requirements of an M Occupancy. Accessibility An accessible circulation path shall be from the retail space, to 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 retail spaces shall have accessible entrances based on occupancy. One accessible parking stall shall be made available for each 25 parking stalls. One van accessible parking stall is required for every six accessible parking stalls. 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. Retail space shall be heated, insulated and ventilated per the WEC and the International Mechanical Code. 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.