Loading...
Yelm Avenue Clark Road City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting October 3, 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: Jesse Broadwell Project Proposal: Drive through Coffee Stand Project Location: SE Corner of Yelm Avenue (SR 507) and Clark Road Parcel Number: 22719430100 Zoning The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The C-1 district is intended to provide for the location of business centers to serve the needs of the community for convenience goods and services such as food, drugs, household supplies, automobile servicing, recreation, entertainment and other uses related to, but lesser in scope, than downtown core area uses. The C-1 district allows food service as a permitted use subject to site plan review approval in accordance with Chapter 17.84 YMC. The property is also located in a mixed use design district. Critical Areas All of Yelm is considered a critical aquifer recharge area. Existing development regulations relating to the control and treatment of stormwater address the potential impacts to this critical area. Critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas.  State Environmental Policy Act Process This project is exempt from SEPA per Chapter 197-11-800 (WAC), as the proposal does not create more than 4,000 square feet, and no additional parking is proposed. 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 approves a site plan review application if the proposed development meets the improvement and development standards of the Zoning Code and Development Guidelines. 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. A site plan review 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. Design & Development Standards Building Envelope 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. Landscaping 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. A six foot wide Type III landscape strip would be required along the Clark Road frontage, between the curb and the new sidewalk. This area would consist of street trees and ground cover. An eight foot wide Type II landscape strip would be required along the Clark Road and Yelm Avenue frontages, behind the sidewalk. This area would be a combination of evergreen and deciduous trees, shrubs, and ground cover. A fifteen foot Type I landscape strip would be required along the southern property line to screen the adjacent residential uses. This area would be a combination of trees, shrubs, fences, or walls designed to obscure the site from adjoining properties. The parking area and drive aisle would require Type IV landscaping. Parking The requirements for off-street parking and their design are the minimum, provided that the owner is responsible for providing adequate amounts and arrangement of space for the particular premises even though such space is in excess of the minimum in the code. Chapter 17.72 YMC requires drive through coffee stands to have one parking space for each employee at maximum shift. A standard parking stall is 9 feet by 20 feet. All parking areas must be surfaced with asphalt or concrete, and shall be striped and landscaped to the standards of the development guidelines. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. As part of site plan review, the site plan review committee will review traffic turning movements on Yelm Avenue and Clark Road. It is likely that access will be restricted to right in/right out on Yelm Avenue. The drive lanes to the coffee stand must be at least 24 feet wide and paved to the same standard as a parking lot drive aisle. Front improvements will be required along the property frontage on Clark Road, including half street improvements of a 12 foot drive lane, a 4 foot bike lane, curb and gutter, a 6 foot planter strip, and a 5 foot sidewalk. Any driveway approach allowed to Clark Road or Yelm Avenue shall be constructed to the standards for a commercial road approach as found in the development guidelines. 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 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. 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 The site plan as proposed meets the requirements of the design 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 can not be brightly colored. Concrete must be architecturally treated. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. Elevation plans are required to show how the new exterior meets the above guidelines. Water The site is not currently connected to the City of Yelm water system, although there is a one inch water line located at the front left corner of the property. This line may be too small to serve the proposed use. Commercial 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). Sewer Currently The property has a stub-out for sewer service but is not connected at this time. Because this is a food service establishment, it will require installation of a grease trap sized per the UPC guidelines. STEP tank will need to be installed to serve the establishment and be sized by a Civil Engineer. 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 STEP sewer system will also be required. These fees are payable a building permit issuance. Stormwater If over 5,000 square feet of impervious surface is proposed, a stormwater report consistent with the requirements of the 1992 Stormwater Manual for Western Washington must be prepared by a licensed engineer. If a stormwater report is not required, stormwater must still be treated and infiltrated on site. If the stormwater disposal system includes underground injection wells, compliance with the 2005 Stormwater Manual for Western Washington is required. 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. 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. 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. New buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Some, but not all factors reviewed for the drive through coffee stand will be: Building Life Safety The gross square footage of the proposed coffee stand is 120. Occupancy will be 4. Occupancies less than 15 may have one unisex restroom. A structure less the 300 square feet and elevated 7 inches is exempt from accessibility requirements except as noted: All required exits shall have a five foot wide path to a public way. One van accessible stall required All restroom facilities shall be accessible. An accessible path shall connect all primary function areas to the exits and their accessory uses. HVAC Energy The coffee stand will be constructed to the current Washington Energy Code. Heating/cooling and ventilation shall meet the current Washington Energy Code and Mechanical Codes All vapors will be ventilated by a hood. Grease laden vapors will be ventilated by a Class I Hood. Plumbing All new plumbing will meet the current Uniform Plumbing Code. A grease interceptor will be required. A coffee stand will be under the jurisdiction of the Thurston County Health Department and subject to their review. Approval of the menu and facility by the Health Department will be required before a permit for the building is issued. 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. Fees & Charges Site Plan Review $350.00 + $50 per 1,000 sq ft per gross floor area Civil Plan Review Billed on a cost recovery basis Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Sewer Connection Fee $6,394 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,348 per ERU Water Meter Fee Based on meter size Transportation Facilities Charge $1,321.00 per peak PM trip The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. The code provides a default table that the applicant can use to determine the number of new PM trips generated by a proposal. A fast food restaurant/drive through coffee shop creates 18.27 new PM peak hour trips per 1,000 square feet of gross floor area. The TFC for a 120 square foot coffee stand would be $2,896. 𝑁𝑒𝑤 𝑃𝑒𝑎𝑘 𝑃𝑀 𝑇𝑟𝑖𝑝𝑠 × 𝐺𝑟𝑜𝑠𝑠 𝐹𝑙𝑜𝑜𝑟 𝐴𝑟𝑒𝑎 1,000 ×𝑇𝐹𝐶 =𝐶ℎ𝑎𝑟𝑔𝑒 18.27 × 120 1,000 ×$1,321=$2,896