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10110 West Road Anderson  City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting August 14, 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: Eric Anderson Project Proposal: Construct a commercial Building. Project Location: 10110 West Road Tax parcel numbers: 64303601600 Property Background and 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. Most retail commercial uses are allowed within the C-1 district, subject to site plan review approval. The property is located within the “Mixed Use District” of the Yelm Design Guidelines. Critical Areas The City critical area maps indicate that the property contains wetlands, flood zones, and high ground water areas. Yelm Creek is a riparian habitat area. All of Yelm is considered a critical aquifer recharge area. Additionally, the US Fish & Wildlife Service is in the process of listing the Mazama Pocket Gopher as a threatened species under the Endangered Species Act. A decision on the final listing is expected by the end of the year. The subject property contains Prairie Soils suitable as habitat for the pocket gopher. If the species is listed before construction activities on the property, compliance with the Endangered Species Act will be required. More information about the federal process can be found at www.fws.gov/wafwo/mpg.html. Wetlands A wetland delineation and classification report is required at the time the site plan review application is submitted. Buffers around wetland areas range from 50 to 300 feet, depending on the wetland rating as determined by a qualified wetland biologist. Floodplain No new development is allowed within the mapped 100 year floodplain on lots which have area outside the floodplain. The boundaries of the FEMA 100 year floodplain must be shown on the site plan review application and all new development must be outside the 100 year floodplain area. High Ground Water No development may locate within 50 feet, measured on a horizontal plane, from the outer edge of the high ground water hazard area, or extending to a ground elevation two feet above the high ground water elevation, whichever is less. The bottom of any infiltration facility for stormwater discharge may not be located less than 6 feet above the high ground water elevation. Riparian Habitat Area A 150 foot buffer along Yelm Creek is required. Aquifer Recharge Area 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 The site is within the City water service area and is required to connect to City water service. There is an 8” water main located in West Road, approximately 100 feet to the west. This line will need to be extended to the eastern property line, and with connection to serve the building. Water connections are based on a consumption rate of 875 cubic feet a month and referred to as an ERU (equivalent residential unit) An engineers estimate for water usage will be required as part of the civil plan submission. Water connection fees are payable at building permit issuance. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device (reduced pressure backflow assembly) installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. The backflow device is required to be installed after the meter and tested by a certified backflow tester. Any existing wells must be decommissioned per Department of Ecology standards, and any water rights associated with the well transferred to the City. The City of Yelm promotes water conservation and requires that landscape plantings be drought tolerant, and when irrigation is used, items such as weather based controllers, prevention of run-off and over spray, as different watering zones and schedules will be required. Water Availability The State Building Code at Section 19.27.097 RCW requires evidence of water availability and the issuance of a building permit by the City of Yelm is the City’s commitment to serve a proposal with potable water. As of the date of this report, the City has over 200 water connections available for new construction. At the current rate of new construction, the existing water connections would provide for an additional 2 to 3 years worth of growth. The Washington Department of Ecology approved new water rights in the amount of 947 acre feet to the City on October 21, 2011. This is expected to accommodate 20 years worth of growth. The Ecology approval was appealed to the Pollution Control Hearings Board, and the Board held a hearing in December of 2012. The Board affirmed Ecologies decision, however that decision was appealed to Superior Court. If the court hears this appeal, it may be in late 2014. Sewer The site is currently not connected to the City of Yelm’s STEP sewer system. There is a 2” sewer main located in West Road. The site would connect to this main, and extend the step sewer system on to the site as needed to support your intended uses. Sewer connections are based on a consumption rate of 875 cubic feet a month. This project will be required to install a City of Yelm STEP sewer tank(s) assembly. Also a grease interceptor will be required before the STEP tank in uses the City deems necessary. The size of both the STEP tank and grease interceptor 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 on-site septic systems must be abandoned per Department of Health standards. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. Above ground stormwater facilities require that slopes be planted with vegetation that is suitable with hydric soils, and incorporate onsite landscaping to provide visual relief. Infiltration galleries with underground pipes are classified by the Washington Department of Ecology as an Underground Injection Control Stormwater Well which have specific requirements relating to stormwater treatment and must be designed to the 2005 Stormwater Management Manual for Western Washington. Transportation Frontage improvements are required for all new development within the city. The site fronts on West Road which is classified as a Commercial Collector. Frontage improvements are required along the entire property frontage, from the center line of right-of-way to the property. The commercial collector includes an 11-foot drive lane, 5-foot paved shoulder, curb & gutter, a 7-foot planter strip, and a 5-foot sidewalk. A Traffic Impact Analysis (TIA) is required when the project creates 20 or more new pm peak hour trips to the site, and off-site mitigation may be required based on the findings in the TIA. 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 provides a table of minimum parking requirements. The number of stalls required is based on the use. Banks, business and professional offices require 1 stall for each 300 sq. ft. of gross floor area, retail establishments 1 stall for each 250 sq. ft. of gross floor area, and the sale of food and beverages (restaurant) requires 1 stall for each 200 sq. ft. of gross floor area. Parking areas are required to be landscaped to provide visual relief and shade. No parking stall shall be more than 50 feet from a tree, and each planting area shall include at least one tree, shrubs and ground cover. Landscape islands are required at the end of interior parking rows. Building Design 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. 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. Concrete block walls must use textured blocks, colored mortar or a mix of other masonry types, and metal roofing must be of high quality with a standing seam. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. 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. Pedestrian circulation and amenities shall be provided with all development, such as adequate lighting, safe pathways from sidewalks and parking, weather protection at entries, and special amenities such as window displays or pedestrian scaled signs. All pedestrian paths must comply with the ADA. 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 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. 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 will be required before action is taken on the application. Due to the critical areas located on the site, an expanded environmental checklist will be required initially. The expanded checklist should include the following environmental documents: Traffic Impact Analysis (if required). 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. 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. 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. 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 tenant improvement permits, or through Fire Marshall Review. 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. Commercial buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Some, but not all factors reviewed will be: Life /Safety: Business office shall have a 5 foot wide paved pathway to a public street. Business/Commercial offices shall have exits sized according to their occupancy number. All employees shall be within reasonable distance from a onsite restroom. Fire lanes and hydrants shall be provided to cover all structures. Hydrant placement and fire lanes shall meet International Fire Code requirements. Seismic design: An office/commercial building shall meet seismic and lateral requirements of a B or M Occupancy. Accessibility: An accessible circulation path shall be from the office 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 then 5% shall be accessible ramps. Office and any public buildings shall have one accessible entrance minimum One accessible parking stall shall be made available for each 25 parking stalls. One van accessible parking stall for each accessible parking stall is required. Parking lot shall be striped and signed accordingly All restrooms and fixtures shall meet ADA requirements Energy Code. Conditioned space shall meet the 2012 Washington State Energy Code: The office shall be heated, insulated and ventilated per the WEC and the International Mechanical Code Demolition: Removing a structure within the City is a 2-part process. An approved demolition permit must be submitted to the city from the Olympic Region Clean Air Authority (ORCAA). Upon receipt of the permit from ORCAA, a City demolition permit will be issued. Allow two days for site inspection for verification of utility disconnection. Demolition permit fee is $50.00. 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 feet 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. of 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 $6,394.00 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,490.00 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. For example: An administrative office creates 3.68 new PM peak hour trips per 1,000 sq. ft. of gross floor area. A 4,000 sq. ft. office building creates 14.72 new PM peak hour trips and the TFC would be $$19,445.00 A drive-through restaurant creates 18.27 new PM peak hour trips per 1,000 sq. ft. A 4,000 sq. ft. fast food restaurant creates 73 new PM peak hour trips and the TFC would be $96,538.00 𝑁𝑒𝑤 𝑃𝑒𝑎𝑘 𝑃𝑀 𝑇𝑟𝑖𝑝𝑠 × 𝐺𝑟𝑜𝑠𝑠 𝐹𝑙𝑜𝑜𝑟 𝐴𝑟𝑒𝑎 1,000 ×𝑇𝐹𝐶 =𝐶ℎ𝑎𝑟𝑔𝑒