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SR 507 First St. St. Columban 012313 City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting January 23, 2013 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 Parish Representative: Randy Gould, BCRA, Inc Project Proposal: Construct a 3500 – 4000 sq. ft addition to existing education building. Project Location: 506 First Street Parcel Number: 22719330801 Property Background and Zoning 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 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. 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. Development Standards Water St Columbian church is currently being served by the city of Yelm water system with a 5/8x ¾ potable water meter. This additional building could require up sizing the water meter to accommodate water supply needs. A 6,000 square foot building or expansion would increase water usage from 2.8 equivalent residential unites to over 3 equivalent residential units, triggering the payment of one ERU. There is an 8” water main located in the front of this property. This site is currently being served with reclaimed water for irrigation use only. The expansion of the irrigation system my trigger a re-claimed water user’s agreement to be updated. 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. Please see attachment for sewer comments. 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 frontage improvements were required throughout the permitting process. Run off from the building will need to be directed to drywells constructed to City standards. 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. Parking 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 Building design should be comfortable at a human scale, and incorporate features such as balconies in upper stories, bay windows, building articulations, covered entries, or upper story setbacks. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. Perimeter landscaping is required to provide visual relief, and consists of an eight (8) foot planter strip with groupings of evergreen and deciduous trees, and shrubs. The existing site meets the design standards listed above. The proposed addition would need to address building design and blank walls, and reestablish or add additional landscape in the area of construction. Site Planning All development for properties not on pedestrian oriented streets shall include site planning measures to create an attractive street edge and accommodate pedestrian access, such as landscape features, and direct pedestrian access from the sidewalk and parking. Perimeter site landscaping consists of a standard eight foot strip with a combination of deciduous and evergreen trees, and shrubs, or a fifteen foot landscape strip to provide a dense site barrier if adjacent to conflicting uses. Service areas and outdoor storage shall be located away from neighboring properties and 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 and landscaped consistent with the required perimeter landscaping. Approval Process Special 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. Site Plan Review 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, or for the conversion of an existing building to a new use. A Site Plan Review application would be reviewed and issued concurrently with the Special Use Permit. 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. 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. State Environmental Policy Act 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. Civil Plan Review Process Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain application requirements and standard details for all infrastructure requirements. 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.  Fees & Charges Special Use Permit $500.00 Site Plan Review $350.00 + $50 per 1,000 sq. ft. of gross floor area (50% reduction on the lesser of the two permits) SEPA $150.00 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 $6,394.00 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,4903.00 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 Church generates .72 new PM peak hour trips per 1,000 square feet of gross floor area. The addition, as proposed, would result in a TFC of $3,804.48. 𝑁𝑒𝑤 𝑃𝑒𝑎𝑘 𝑃𝑀 𝑇𝑟𝑖𝑝𝑠 × 𝐺𝑟𝑜𝑠𝑠 𝐹𝑙𝑜𝑜𝑟 𝐴𝑟𝑒𝑎 1,000 ×𝑇𝐹𝐶 =𝐶ℎ𝑎𝑟𝑔𝑒 .72× 4,000 1,000 ×$1,321=$3,804.48 The City will accept a traffic engineers report as to peak hour traffic generation rather than the default table.