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502 Crystal Springs Yelm Community Schools 080812 City of Yelm Community Development Department 105 Yelm Avenue West 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: Yelm Community Schools Project Proposal: Transportation Center Expansion Project Location: 502 Crystal Springs Rd, Tax parcel number 22719240600 Zoning and Setbacks The property is zoned R-6 Moderate Density Residential which is codified at Chapter 17.15 YMC. The R-6 district is intended for moderate density residential development. The R-6 district allows for public and private transportation and maintenance facilities as a special use subject to approval in accordance with Chapter 17.66 YMC. 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 adjacent to Yelm Creek. Yelm creek has a riparian habitat area buffer width of 150 feet. The site is also subject to FEMA mapped flood zones. State Environmental Policy Act Process A SEPA threshold determination will be required before action is taken on the Site Plan Review application. 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. Critical Areas Report 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. Land Use Process A special use permit requires a public hearing before the Yelm Hearing Examiner and includes Environmental Review. The minimum application requirements can be found in Chapter 17.66 YMC and are listed on the application form. A notice of application is mailed to all property owners within 300 feet of the site, and to affected agencies. The Hearing Examiner’s decision on a special use application may 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 special use application 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. Land Use Fees Special Use $500.00 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 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 Water Meter Fee Based on meter size Design Review 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. 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. Parking Lot All parking areas and driveways must be surrounded by a 6” high vertical concrete curb if the lot is visible from the street. All landscaped and pedestrian areas shall be protected from encroachment by parked cars. 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. 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 stormwater retention/detention areas with vegetation that is suitable and will thrive in hydric soils. Type VI landscaping is intended to create a decorative landscaped display with colorful flowers or foliage as focal setting for signs. A conceptual landscaping plan is required with the 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. The City of Yelm has adopted a Transportation Facility Charge (TFC) of $1,321.00 per PM peak trip generated by new development. The traffic impact analysis will determine the impacts from this use. 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 water dept is concerned with the depth of the 10 inch water main crossing this property as shown on attachment. Sewer Sewer Dept is concerned with Depth of Bury of RW and Sewer lines Adjacent to or on the Property. Locations of the lines marked on the attached map are approximate and will be made clearer upon civil review. 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. 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. 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 are 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. Building Plans showing conformance to the above requirements and any other items deemed necessary may be submitted after Site Plan Review approval. 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.