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Yelm Ave Tahoma Blvd Eagle Plaza Olympia Federal Savings  City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597  Pre-Application Meeting October 30, 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: Olympia Federal Savings & Loan Representative: MSGS Architects, Thomas Sanford Project Proposal: Construct a 4,500 sq. ft. drive through bank with 1,750 retail lease space. Project Location: 907 Yelm Avenue West, (Corner of Yelm Avenue West and Tahoma Blvd, within Eagle Plaza) Tax parcel numbers: 45170000300 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 banks, savings and loan associations, and other credit unions as a permitted use subject to Site Plan Review. The site received a binding site plan approval on November 24, 2008 and the final recorded plat in May 2011. As part of the binding site plan process, 4 building pads were created that could be sold or leased, required parking, landscaping, and maintenance of the common areas is held under common ownership. During the binding site plan process, the medical facility building was reviewed and approved. Future uses on the remaining building pads were speculated for the purpose of impacts and minimum parking requirements, however the construction on any of the vacant pads is subject to site plan review. 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 The site is within the City of Yelm water service area. There is a meter box and reduced pressure backflow assembly box located behind the sidewalk on Yelm Avenue, near the corner of Yelm Avenue and Tahoma Boulevard that provides a connection to the 8 inch water main. The Civil engineer shall provide estimated water calculations at the time of civil plan review to determine the number of water connections needed to serve the project. 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. Sewer The site is within the City of Yelm sewer service area. There is an 8,000 gallon fiberglass STEP tank with a 2 inch service line stubbed out to building pad 3. The three aluminum rings and covers for that tank, plus 2 cleanouts and Carson box are in the exit lane at the Yelm Avenue driveway. There is a 4 inch sewer main in Yelm Avenue. The white 2 inch pipe and green toning wire on the lot is where the service line is stubbed out to. This system is connected to the mainline on Yelm Avenue. Any food preparation requires a grease interceptor to be installed. There are options for grease interceptor size and location, based on the size of the use. The grease interceptor must be designed by a licensed engineer and reviewed by the City. If additional water connections are required, additional sewer connections will also be required. 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. Additional stormwater treatment is not required as no impervious surfaces are proposed. Transportation Frontage improvements are required for all new development within the city, including expansions of uses that require a site plan review approval. Yelm Avenue and Tahoma Boulevard were recently improved through the Killion Road LID. No further frontage improvements are required. This property was given an assessment as part of the Killion Road LID. The City Council adopted Resolution 496 granting a credit to Transportation Facility Charges for projects on properties within the Killion Road LID. This credit is reflected at the end of this document in the fee’s section. 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. The binding site plan approval for this site provided the minimum requirements for parking for proposed retail uses on the future building pads. Parking is complete and approved. Building and Site Design (from binding site plan approval) The binding site plan approval for this site provides guidance for the construction of all the buildings on this site. The property is identified as being in a Village Retail district by the Yelm Design Guidelines, which establishes requirements for new development in relation to site planning, pedestrian access, vehicular access and parking, building design, and landscape design. Street Fronts (Yelm Avenue West, Tahoma Boulevard) The design guidelines require that development must define the street edge with building, landscaping, or other features, must provide direct access to the building from the frontage, and provide treatment to spatially define the street edge when parking is adjacent to street frontages. 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/or other treatments. The preliminary landscape plan did not identify required enhancement to the corner of Yelm Avenue West and Tahoma Boulevard, however does show the intention of providing a pedestrian area. The applicants' response to this design guideline requirement is that due to the elevation of the foundation of the building, it will be set lower than the public sidewalk. The applicant anticipates the corner enhancement will provide steps down to the building entrance, and that other pedestrian accents and building facades will be determined when this building is designed. 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. Provide adjacent window displays. Provide artwork or special pedestrian scaled signs. Pedestrian pathways have been established throughout the site providing safe onsite pedestrian circulation and connecting all businesses and entries of multiple buildings on the same development. 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 facade 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) Metal roofing must be of high quality with a standing seam and cannot be brightly colored. Blank walls must be treated with trellis and plantings, landscaping beds or other methods. Architecturally accentuate building corners at street intersections. All new buildings located on properties at the intersection of two public streets are encouraged to employ one or more of the following design elements or treatments to the building corner facing the intersection. Provide at least 100 square feet of sidewalk area or pedestrian oriented open space in addition to the otherwise required building setback. Upper stories may or may not be setback from the corner. Provide a corner entrance to courtyard, building lobby, atrium, or pedestrian pathway. Include a corner architectural elements such as: • Bay window or turret. • Roof deck or balconies on upper stories. • Building core setback "notch" or curved facade surfaces. • Sculpture or artwork either bas-relief, figurative or distinctive use of materials. Special treatment of pedestrian weather protection canopy at the corner of the building. Entry at Building Corner. The proposed `Retail B' building is the only building on the site that is on the intersection of two public streets. The site plan shows the proposed building with a pedestrian area and future building articulation for corner entrance. Design review will be required at the time of building permit application. Side and Rear Yards. The design guidelines indicate that service areas and outdoor storage be located away from neighboring propertied to reduce conflicts, and require screening of refuse containers located behind the building. The refuse containers are located to the side of the site, and will be screened in a manner that is consistent with the design theme of the proposed development. No additional refuse container areas will be allowed. 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 mitigated determination of Nonsignificance for this site was issued on October 17, 2008 and is attached. The MDNS reviewed impact of the medical facility and proposed future commercial uses. The Mitigation measures identified in that MDNS apply to this project. 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. New and existing buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Some, but not all factors reviewed for a B Occupancy Bank and Lease Space will be: Building Life Safety Fire sprinkler will not be required for bank and lease space. A fire lane and access to fire hydrants shall be provided on site. All exterior wall surfaces of the building shall be within 150 feet of a fire hydrant as measured by “hose pull” around the building. Occupancies of 50 or greater shall require two exits. Exits shall be spaced per the IBC The bank and lease space will need one restroom for each sex, each restroom shall have a water closet and lavatory. All exits shall have exit signs and emergency lighting Accessibility. All required exits shall be accessible entrances, and have a five foot wide path to a public way. An accessible path shall connect the accessible parking and the building entrances. Provide lighting of 2 ft. candles on pathways and 4 ft. candles at entrances. All required restroom facilities shall be accessible. Customer services areas shall have available accessible space and seating. An accessible path shall connect all primary function areas to the exits and their accessory uses. By definition employee break rooms are not considered work areas and shall be accessible. HVAC Energy The bank and lease space heating/cooling and ventilation shall meet the current WEC and Mechanical Codes Plumbing All new plumbing will meet the current UPC 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. 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. 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. The site and traffic impact analysis used the Commercial Retail Shopping Center to calculate traffic impacts. The PM peak hour trip generations are based on gross floor area at a rate of 4.00 new PM peak hour trips.  4.00 X 4,500 = 18,000 / 1,000 = 18 X $1,321.00 = $23,778.00 LID Credit: $10,152.00 ($564 credit per trip X 18 = $10,152.00) Total TFC charge $13,626.00 The TFC for the lease space of 1,750 square feet will be required at the time of tenant improvement. The City will accept a traffic engineers report as to peak hour traffic generation rather than the default table. In addition to the TFC charges above there are additional traffic mitigation fees required as part of the MDNS issued for the site. (attached)