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16533 Bald Hill Rd younger Tractor Supply Notes (2) City of Yelm Site Plan Review Committee 105 Yelm Avenue West Yelm, WA 98597 Pre-Application Meeting August 13, 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: Tractor Supply Company Project Proposal: Construct a new 21,930 sq. ft. Retail Building Project Location: 16533 Bald Hill Road SE Parcel Number: 64303200700 & 64303200704 Property Background The property is located southeast of the five corners intersection with frontage on both Yelm Avenue (SR 507) and Bald Hill Road. The property is comprised of two tax parcels which comprise one lot of record of approximately 7.82 acres. The site is the location of Del’s Farm and Feed, a retail commercial business with a retail building and a storage building. The subject property was annexed into the City of Yelm in 2005. Prior to annexation, the owner of the business constructed a pole barn building for the storage of goods for sale such as hay and feed. The building was permitted by Thurston County for agricultural storage, however its use was commercial in violation of the building permit. The owner of the property petitioned to annex the property into the City in order to access urban services, including fire protection. The annexation triggered site plan review, which required improvements to the site to bring it up to City standards. Proposal The current proposal is to demolish the existing buildings on the site and construct a new Tractor Supply Company facility. A 21,930 square foot building would contain 15,727 square feet of retail sales area, a 1,680 square foot stock room, and a 2,295 square foot feed room. A fenced outdoor display area of 15,000 square feet would be adjacent to the building with another 3,000 square foot display area adjacent to Bald Hill Road. Pre-Application Meeting Page 2 of 12 A parking lot with 83 spaces, including 3 truck/trailer spaces and 4 accessible spaces would be provided. The proposal also includes the creation of an ‘outparcel’ along Yelm Avenue (SR 507), apparently through a proposed boundary line adjustment between the two existing tax parcels. Critical Areas Wetlands The National Wetland Inventory maps indicate that there may be wetlands on the property in the area of the 100 year floodplain along Yelm Creek. NWI mapping indicates the possible wetlands to be Palustrine, Emergent, Semi permanently Flooded, which would be classified as a Category IV wetland by the Yelm Critical Areas Code. The Critical Areas Code at Section 14.08.100 YMC requires a wetland report and analysis prior to development adjacent to a wetland, and establishes buffers 50 feet from a category IV wetland to any development activity. Because this buffer is less than the other critical areas buffers, a critical areas report is not required. Critical Aquifer Recharge Areas The aquifer in the Nisqually Valley is identified as a Critical Aquifer Recharge Area by the Yelm Critical Areas Code. The Critical Areas Code at Section 14.08.120 YMC establishes the following performance standards for development within a critical aquifer recharge area: • The proposed activity will not cause contaminants to enter the aquifer. • All new development must meet the water quality requirements of the stormwater manual as adopted by the City of Yelm, which is the 2012 Stormwater Manual for Western Washington published by the Washington State Department of Ecology. • Any new underground storage tanks must be designed to prevent releases due to corrosion or structural failure for the operational life of the tank; be protected against corrosion, constructed of noncorrosive material, steel clad with a noncorrosive material, or designed to include a secondary containment system to prevent the release or threatened release of any stored substances; and use material in the construction or lining of the tank that is compatible with the substance to be stored. • All vehicle repair and servicing must be conducted over impermeable pads and within a covered structure capable of withstanding normally expected weather conditions. Chemicals used in the process of vehicle repair and servicing must be stored in a manner that protects them from weather and provides containment should leaks occur. Pre-Application Meeting Page 3 of 12 • No dry wells shall be allowed in critical aquifer recharge areas on sites used for vehicle repair and servicing. Dry wells existing on the site prior to facility establishment must be abandoned. Frequently Flooded Areas Flood Insurance Rate Maps published by the Federal Emergency Management Agency indicate that a port of the property is within the 100 year floodplain of Yelm Creek. The property has historically flooded during severe events in a manner consistent with the floodplain boundaries mapped by FEMA. The Critical Areas Code at Section 14.08.120 YMC requires all new development including structures, utilities, and other improvements, to be located outside the 100 year floodplain. The boundary of the floodplain will need to be established by a licensed surveyor in the State of Washington and shown on civil construction plans. The proposal as submitted encroaches into the 100 year floodplain. The property also contains High Groundwater Hazard Areas as mapped by Thurston County. The Critical Areas Code requires all development to located locate 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 base flood elevation, whichever is less. Also, the Code requires that the bottom of any infiltration facility for stormwater discharge be located at least 6 feet above the base flood elevation. The proposed locations for the infiltration of stormwater are located near the edge of the high groundwater area. It is likely that the required vertical separation will not be achieved. If this is the case, the vertical separation requirement can be waived if a groundwater mounding analysis shows that there will be no mounding impacts at the property boundaries and that adequate treatment and infiltration of stormwater can be achieved. Fish and Wildlife Habitat Conservation Areas Yelm Creek is a riparian habitat area. The Critical Areas Code establishes a buffer of 150 feet from the ordinary high water mark of Yelm Creek in which no structure or activity is allowed. This buffer will need to be shown on the civil construction plans. The proposal as submitted does not meet this required buffer. The Critical Areas Code maps indicate the property contains soils suitable as habitat for the Mazama Pocket Gopher, a protected species listed on the Washington Priority Species and Habitat List as well as the Federal Threatened Species List. Pre-Application Meeting Page 4 of 12 Critical Areas Report will be required as part of the application and must include an initial screening for the presence of the Mazama Pocket Gopher. If members of the species are found on the property, the report must include proposed mitigation sequencing consistent with Section 14.04.050 (D) YMC. Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act. The applicant should contact Tim Romanski of the US Fish and Wildlife Service at 360.753.5823 or tim.romanski@fws.gov with any questions about compliance with Federal standards for threatened species. Development Standards Zoning The property is identified by the Yelm Comprehensive Plan as Heavy Commercial (C-2), which is codified at Chapter 17.27 YMC. The intent of the C-2 zoning district is to permit commercial uses and activities which depend more heavily on convenient vehicular access than pedestrian access, to limit location of heavy commercial areas to sites having safe and efficient access to major transportation routes, and to achieve minimum adverse impact on the community as a whole, especially on adjacent properties having different land use characteristics. Retail sales, including the sales and servicing of farm equipment and supplies is allowed in the C-2 zoning district. The minimum size of any parcel to be developed in the C-2 district is 5,000 square feet. Setbacks are 10 feet from side property lines, 20 feet from the rear property line, and 15 feet from the front property line. The maximum height of buildings is 40 feet. Water The proposed project is located in the City of Yelm’s water service area and is currently connected to the City of Yelm’s water system. There are 10” water mains in Yelm Avenue (SR 507) and Bald Hill Road. A main extends from Bald Hill Road into the site serving an existing fire hydrant. The property is served by a 1 inch potable water meter and a 5/8 inch irrigation meter, as well as a backflow prevention device. Additional mains and fire hydrants are likely to be required to meet fire flows and coverage of the proposed development. It is likely that the water mains will need to be looped between Bald Hill Road and Yelm Avenue (SR 507). Pre-Application Meeting Page 5 of 12 A new potable water meter and irrigation meter will be required for the proposed development. The size and location of the meters would be determined through civil construction plan review. A water needs analysis will be required to be prepared along with the civil construction plans. Water connections are based on 875 cubic feet of water usage per month. The existing retail building has one connection. The Yelm Concurrency Management Code, Chapter 15.40 YMC, requires the Community Development Department to make a written finding of concurrency for any approval for a land division or site plan (including any development activity). For water, the finding must include the fact that “improvements necessary to provide city standard facilities and services are present or are in an approved and funding plan to assure availability in a time to meet the needs of the proposed development.” While the City of Yelm has been proactive in water planning since 1994, when application was made with the Washington Department of Ecology for water rights sufficient to serve the City and its Urban Growth Area for 20 years of growth, the approval of these water rights by the Washington Department of Ecology, the Pollution Control Hearings Board, and the Thurston County Superior Court have been further appealed to the Washington State Supreme Court. The Supreme Court has yet to determine if it will accept the appeal on direct review. If it does accept the case, a decision is not anticipated within the next 18 to 24 months. If the Court does not accept the case, it will be remanded to the Court of Appeals and the timeline for a decision could be even longer. The City currently has sufficient water connections to serve some growth and existing connections. The proposed development may be within the City’s available capacity to serve if it is be fully complete and connected to the City’s water system within the time period of available connections. The concurrency determination depends on the timing of the proposed construction and the number of additional water connections that may be required for the proposal. Sewer The proposed project is located in the City of Yelm’s sewer service area and is currently connected to the City of Yelm’s sewer system. There is a 4 inch sewer main located in Bald Hill Road. The property is currently served by a S.T.E.P. tank. A new S.T.E.P. tank will be required to serve the proposed development. A S.T.E.P. tank sizing analysis consistent with the most recent version of Criteria for Sewage Works Design published by the Washington Department of Ecology will be required as part of the civil construction plan review. Sewer connections are based on 875 cubic feet of water usage per month. The existing retail building has one connection. Pre-Application Meeting Page 6 of 12 A properly sized oil/water separator will be required if there is any potential for oil to enter the sanitary sewer system. A properly sized grease interceptor will be required if there is any potential for the introduction of fats, oils, or greases from food preparation to enter the sanitary sewer system. Stormwater The City of Yelm has adopted the 2012 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. Stormwater from the parking lot will be required to be treated and released. As noted in the Critical Areas section of this report, the bottom of the infiltration gallery must be 6 feet above the base elevation of high groundwater, which is defined as the elevation of the nearest mapped high groundwater area on the property. If this cannot be achieved, infiltration may still be an option provided that a mounding analysis shows that there will be no impact to adjacent properties from groundwater mounding and that stormwater will be properly treated and infiltrated during a high groundwater event. The other option for stormwater discharge is detention of the stormwater and release to the natural water course at the pre-project rate. This option would require permits from the Washington State Department of Ecology as well as the City of Yelm. Above ground stormwater facilities requires landscaping to provide a visual barrier, as well as seeding the slopes. Parking The Zoning Code at Chapter 17.72 YMC requires one parking space for every 250 square feet of gross floor area for retail establishments. The proposed building of 21,930 square feet would therefore require 88 parking stalls. It appears that 83 spaces are provided in the proposal. Full size parking spaces in banks of 90 degrees are 9 feet in width by 20 feet in length and require a 24 foot drive aisle. The proposed spaces are 10 by 20, but the proposed drive aisle is only 15 feet. Off-street loading is required for all commercial establishments which are engaged in the retailing or wholesaling of merchandise requiring regular delivery. All off-street loading and unloading spaces must be of adequate size and with adequate access thereto to accommodate a vehicle 45 feet in length, 12 feet in width and 14 feet in height. Pre-Application Meeting Page 7 of 12 Parking areas are required to be landscaped to provide visual relief and shade. At least 24 square feet of landscaping is required for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction. Each planting area must contain at least one tree, and no parking stall shall be located more than 50 feet from a tree. Live groundcover shall be provided throughout each landscaping area. Transportation The City of Yelm Development Guidelines and the concurrency requirements of Chapter 15.24 YMC require all new developments to improve street frontages to current City standards. The proposed development will trigger frontage improvements on Yelm Avenue (SR 507) and Bald Hill Road. Improvements to Yelm Avenue and Bald Hill Road would include curb and gutter, a planter strip with street trees, and a sidewalk. The proposed access points will be reviewed through traffic modeling to assure consistency with Yelm design standards. The Yelm Avenue (SR 507) access will be restricted to right in/right out and will require some form of physical barrier to prevent left hand turns. Design Standards Developments on large lots are required to: • Provide for connecting streets and parking lots and public transportation. • Connect all on-site activities to adjacent pedestrian routes and street Right-Of-Ways. • Design buildings to complement adjacent activities and visual character. • Incorporate open space and landscaping as a unifying element. • Incorporate screening, environmental mitigation, utilities and drainage as positive design elements. Service areas, outdoor storage areas and other intrusive site features must be located at the rear of the lot to reduce conflicts with adjacent uses. All Trash Enclosures must incorporate the architectural features of the primary structures and landscaping to minimize visual impacts of the Enclosure. Trash enclosures will be reviewed by Pacific Disposal to ensure adequate service can be provided. Perimeter landscaping is required and is characterized by an 8 foot landscape strip along property lines of any combination of evergreen and deciduous trees (with no more than 50 percent being deciduous), and shrubs. The intent is to provide partial screening and buffering between uses and of softening the appearance of streets, parking and structures. Pre-Application Meeting Page 8 of 12 Parking lots must be lit to the standards of the design guidelines and include non glare, shielded fixtures no higher than 30 feet above grade. A lighting plan is required as part of civil construction plan review. Pedestrian circulation paths within the property require paved walkways from sidewalks to the building, should tie into neighboring properties when feasible, and provide pathways through parking lots. Within parking lots, the path material must be different than asphalt. Buildings over three stories or up to 5,000 square feet in gross building footprint shall include at least one of the following elements, and buildings over 5,000 square feet in gross building footprint shall include 2 or more of the following elements along their facades: • A minimum 10 foot setback from the face of a building on an upper story. Building facades visible from a public right of way or park shall be modulated horizontally every 100 feet, with a minimum depth of 6 feet. Roof deck or balconies as part of the building modulation shall be a minimum of 60 square feet. • Roof lines visible from a public Right-of-Way or park shall be modulated vertically every 100 feet. Gable, hipped or shed roofs shall have a slope of at least 3’ vertical to 12’ horizontal. Arched, vaulted, dormer or saw-toothed roof lines shall have a change in slope, within every 100 foot width. • Building facades shall include repeating elements such as distinctive window patterns, porch, patio, alternate dormers, gables, or other roof elements, changing materials, lighting fixtures, trellis, substantial landscaping and/or pedestrian oriented open spaces along the building façade. Buildings facing a public street or park shall be enhanced with at least one of the following elements: • Decorated rooflines, such as an ornamental molding, entablature, frieze or other roofline device visible from the ground level. • Decorative window and door treatments such as a decorative molding or framing details around all ground floor windows and doors. • Decorative railings, grill work or landscape guards. • Landscape trellises. • Decorative light fixtures with a diffuse visible light source. • Decorative building materials. Blank walls visible from the street, parking or adjacent lot shall be treated in one or more of the following ways: • Vertical trellis in front of the wall with climbing vines or plant materials. Pre-Application Meeting Page 9 of 12 • Landscaped planting bed at least 5’-0” wide or raised planter bed at least 2’-0” high and 3’ wide in front of the wall, and plant materials that obscure or screen at least 35% of the wall’s surface within 3 years. The following materials are allowed as described below: • Metal siding over 25% of a building’s façade must have a matted finish in a neutral or earth tone color, and must include visible window and door trim painted or finished in a complimentary color and corner and edge trim that cover exposed edges of the sheet metal panels. • Pre-finished metal roofing must have standing seams & muted colors. • Concrete block walls, or exposed concrete surfaces that are visible from a public street or park must be architecturally treated by split face or grooved surface, colored mortar, or other masonry types in conjunction with concrete blocks. • Roof-mounted mechanical equipment shall be screened so as not to be visible from the street or from the ground-level of adjacent properties. • Screening shall blend with the architecture of the building. Building Standards The City of Yelm has adopted the International Building Code, International Plumbing Code, International Mechanical Code, and the Washington State Energy Code. The proposed building would be classified as an M occupancy of 21,960 square feet. The gross occupancy would be 731. 3 exits are required, with a minimum of 2 being accessible. Public restrooms will be required. One lavatory and one water closet are required for each sex. Two drinking fountains, one of which is accessible, are required. Storage racks must meet ASCE 7 standards. The building must be heated, insulated, and ventilated. A photometric site lighting plan will be required as part of the civil plan submission. The City enforces all standards of the Americans with Disabilities Act, and will review plans for compliance with the standards of this code. One accessible parking stall is required for every 25 stalls. One van accessible stall is required for each six accessible stalls, provided at least one van accessible stall is provided. Pre-Application Meeting Page 10 of 12 An accessible path will be required from all buildings to accessible parking stalls, public ways, and bus stops. The City has adopted the International Fire Code and provisions for fire hydrant placement, fire flows, fire alarms, and sprinkler system will be reviewed as part of the civil plan and building permit processes. As an M occupancy over 12,000 square feet, a fire sprinkler and alarm system will be required. Demolition of the existing buildings on the site will require a demolition permit from the City of Yelm and abatement permits from the Olympic Regional Clean Air Agency (ORCAA). Permit Process State Environmental Policy Act A SEPA threshold determination will be required before action is taken on the PRD application. Because of the size of the project, an expanded environmental checklist will be required initially. The expanded checklist should include the following environmental documents: • Trip Generation Analysis. • Preliminary Stormwater Plan. 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. Critical Areas Report A critical areas report must be prepared by a qualified professional using scientifically valid method and studies in the analysis of critical area data and field reconnaissance, and reference the source of science used. The report must evaluate the proposal and all probable impacts to critical areas in accordance with Chapter 14.08. Minimum report requirements may be found in Section 14.08.050 YMC. A wetlands delineation and classification is also required. The exact location of a wetland boundary shall be determined through the performance of a field investigation by a qualified professional wetland scientist applying the Washington State Wetlands Identification and Delineation manual as required by Section 36.70A.175 RCW. Pre-Application Meeting Page 11 of 12 The Critical Areas Report must include an initial screening for the presence of the Mazama Pocket Gopher. If members of the species are found on the property, any impact must be mitigated pursuant to the Yelm Critical Areas Code. Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act. The applicant should contact Tim Romanski of the US Fish and Wildlife Service at 360.753.5823 or tim.romanski@fws.gov with any questions about compliance with Federal standards for threatened species Land Use Review Process The Site Plan Review process is an administrative approval designed to ensure compliance with development regulations. The process is codified at Section 17.84.020 YMC. A notice of application is required. The entire process can take between 12 and 16 weeks. If the parcel adjoining Yelm Avenue is determined to be a legal lot of record, a Boundary Line Adjustment would be needed to adjust the boundary line between the properties. The result of that adjustment would be to create a commercial lot with access only from Yelm Avenue (SR 507). This would be in conflict with City policies relating to connected parking and pedestrian accesses in commercial complexes. Civil Plan Review Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain standard details for all infrastructure requirements, including parking lot layout, sewer and water lines, S.T.E.P. tank design, and stormwater control. The City uses a third party engineer for peer review of civil plans. Depending on the number of revisions, the process can take 4 to 6 weeks. Building Permit Process Building plans may be submitted after site plan review approval, along with civil engineering plans, although they will not be reviewed until the civil plans have undergone at least one review cycle. A complete application includes the building permit application cover sheet along with: • Five sets of plans, one of which may be half scale • Two sets of engineering calculations, energy calculations, and specifications Pre-Application Meeting Page 12 of 12 OR a complete set of all plans in Adobe Acrobat portable document format may be submitted via disk or thumb drive. Prior to permit issuance two complete revised plan sets will be required for approval. Integrated sprinkler and fire alarm system permits may be deferred. Building permit review typically takes 8 to 12 weeks. Fees & Charges Site Plan Review $350.00 + $50 per 1,000 square feet State Environmental Policy Act $150.00 Boundary Line Adjustment $100.00 Critical Area Report Billed on cost recovery basis 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 per ERU Water Connection Fee $5,903 per ERU Water Meter Fee Based on meter size Transportation Facilities Charge $1,612 per new 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. Based on new gross floor area of 9,405 sq. ft. (credit given for existing retail) and a traffic generation rate of 2.4 new peak PM trips per 1,000 square feet of gross floor area from miscellaneous retail, the proposal will generate 22.57 new peak PM trips which equates to a TFC of $36,382.84.