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925 NP Rd Koviak 021914  City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting February 19, 2014 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: Catherine Koviak Project Proposal: Storage for commercial or private use. Project Location: 925 N.P. Road NW (APN 64300900300) Property Background and Zoning The property contains an abandoned industrial building previously utilized as a yeast processing plant. The property and building have not been used for industrial purposes in the past 18 months and the site does not meet present development standards. Chapter 17.93 YMC indicates that when a non conforming site has been abandoned or discontinued for a period of eighteen months, any subsequent use of the land or buildings shall be in conformity with the provisions of the Zoning Code. The property is zoned Industrial (I), the requirements for which are found at Chapter 17.26 YMC. The Industrial district is intended to provide for the development of areas in which certain types of industrial activities may be located such as manufacture, assembly, and processing, and/or warehousing of goods or products. 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 property is located in the City of Yelm’s water service area, and is currently connected to City water service. If the proposed use creates more water usage than the previous use, additional water connections will be required. Water connections are based on a consumption rate of 875 cubic feet a month. The Civil engineer shall provide estimated water calculations at the time of civil plan review to determine the number of additional 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. 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 less than 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. A hearing is scheduled for later this year, but a decision may not be issued for some time after that date. Any decision by the Superior Court could be further appealed. Sewer The property is located in the City of Yelm’s STEP sewer system service area, and is not connected to the City of Yelm’s STEP sewer system. There is an existing 4 inch sewer main located on N.P. Road. Connection to City sewer service is required. Sewer connections are based on the water consumption rate of 875 cubic feet a month. There is a sewer latecomers’ fee associated with this parcel in the amount of $5,278.00 plus interest. This latecomer fee is required to be paid prior to civil plan approval. Any on-site septic systems will need to be abandoned prior to site plan review approval. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 2012 Stormwater Management Manual for Western Washington. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Existing vehicular access into the site will need to be reviewed. Frontage improvements are required for all new development within the city. Frontage requirements for NP Road include improvements as a Commercial Collector to include an 11’ travel lane, a 5’ shoulder, a 7’ planter strip, and 5’ sidewalk. Section 4B.080 (C) Yelm Development guidelines allows the City to determine when frontage improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. 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 industrial uses to provide one space per employee based on the greatest number of employees on a single shift, plus one square foot parking per square foot of display, and one space for each vehicle owned or operated by the company. Design Guidelines and Site Planning Building setbacks are 15 feet from the rear, front and side yards. The maximum building height is forty (40) feet. 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. Pedestrian circulation and amenities shall be provided with all development, such as adequate lighting, and safe pathways from sidewalks and parking. 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. 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. To encourage unique, identifiable architectural features at intersections, additional elements to be included are decorated rooflines, window or door treatments, light fixtures or building materials. 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. Building 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. At a change of occupancy the building is reviewed for compliance to the current code requirements for that occupancy. The current occupancy of Moderate Hazard Factory (F-1) and may change or stay depending on the allowed uses for the Industrial Zone. The building use when determined will be reviewed for life/ safety, seismic design, accessibility and energy code requirements for its particular use. Life /Safety: Any Group H Occupancy (Hazardous Occupancy) will require fire protection (sprinklers) for a 4600 square foot building. One fire hydrant and FDC are required for sprinkler systems Currently the building is not serviced by a fire hydrant within 150 of all the building walls. This will be a requirement of change from its current occupancy of an F-1 (food processing). Parking and driveway design shall allow for fire truck turnaround. The current owner has installed a fence within 3 feet of the fire hydrant on NP Road. The fence will need to be moved to give the required fire hydrant coverage. Please call for locates prior to any excavation along NP Road for a new fence line. The fence should be located outside of all required or future frontage improvements. All Occupancies will be required to comply with building code exiting requirements. Accessibility An accessible circulation path shall be within the Occupancy connecting all primary functions and from the Occupancy space, to 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 Occupancy spaces shall have 60% of the entrances accessible. One accessible parking stall shall be made available for each 25 parking stalls. One van accessible parking stall is required for every six accessible parking stalls Parking lot shall be striped and signed accordingly All restrooms and fixtures shall meet ADA requirements. Energy Code. Alterations to an Occupancy shall be heated, insulated and ventilated per the WEC and the International Mechanical Code. There is currently a permit submitted for the insulation installed. The permit has not been paid for nor the site approved for cover. Plumbing All required plumbing supply, waste and fixtures shall meet the Uniform Plumbing Code 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. 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 is required for new commercial construction projects over 4,000 square feet or 20 or more parking stalls. With the exception of an industrial use that requires a different agency SEPA review, i.e. air quality, this project is exempt from SEPA review. Fees & Charges Site Plan Review $350.00 + $50 per 1,000 sq. ft. of gross floor area SEPA Review $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 $5,903.59 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. Industrial and manufacturing creates .98 new pm peak trips. A credit should be given for the previous use of manufacturing. The actual trip rate will be determined based on the use at the time of application. The City will accept a traffic engineers report as to peak hour traffic generation rather than the default table.