Loading...
10619 Vancil Road Cronk City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting February 8, 2017 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: Tim Cronk Project Proposal: Convert existing storage building to retail marijuana sales Project Location: 10619 Vancil Road Parcel Number: 22730121500 Current Situation Section 18.68.020 Yelm Municipal Code states “No retail outlet for the sale of marijuana concentrates, useable marijuana, and marijuana-infused products shall be located within 1,000 feet of the perimeter of the grounds of any private or public school (including preschools, kindergartens, elementary schools, and secondary schools), playground, recreation center or facility, child care center, public park, public transit center, or library, or any game arcade admission to which is not restricted to persons aged 21 years or older.” There are preschools located at 711 Yelm Avenue East and 407 103rd Avenue NE that appear to be within 1,000 feet of the proposed location. If, in the future, the 1,000 foot distance ruling changes, the following would be required to convert this site to retail use. Property Background and Characteristics The property is just over two acres in area and is currently occupied by a mobile home, a single family dwelling, a shop building and other outbuildings. The property is located adjacent to Rite Aid, Les Schwab and Our Redeemer Lutheran Church. Proposal The proposal is to convert the existing shop building to retail sales. The property is zoned Commercial (C-1) which is codified at Chapter 18.36 YMC. Retail sales are a permitted use in Section 18.36.020 YMC, 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. Fish and Wildlife Habitat Conservation Areas 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. If members of the species are found on the property, a critical areas report is required. 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 Water The site is located in the City of Yelm’s water service area and there is one meter serving the property along with two empty meter setter boxes. All buildings on the site must be connected to City water service. The shop, if converted to commercial use, shall have a separate water connection. Records show that there is a well behind the current two story residential building. The well must be decommissioned pursuant to Washington State Department of Ecology requirements, and water rights dedicated to the City. 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. If irrigation is installed, a double detector check valve is required. There is an RPBA on the existing meter. Sewer As built records show that the shop is currently connected to the City sewer system. The home and mobile home must also be connected to City sewer services. Sewer connections are based on water usage. Each building is to be served by a separate STEP tank. Section 13.08.080 YMC provides a list of prohibited discharge of waters or waste into the STEP system. These include, but are not limited to, fats, oils and grease, flammable or explosive substances, and hazardous wastes. Stormwater The City of Yelm has adopted the 2014 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. Stormwater from new impervious surfaces is required to be treated and released. Roof runoff shall be distributed to individual dry wells. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. It is likely that a single approach will be allowed from the site to Vancil Road and it will need to be the existing approach located opposite the access to the Safeway/Jack in the Box complex. While frontage improvements are required for all new development in the City, Vancil Road was constructed as part of a joint City and WSDOT project. Frontage improvements and sidewalks are complete. The Yelm Transportation Plan has identified a future road connection between Vancil Road and Clark Road to the east that would be located along the northern property line of the site. The site plan will likely require the northern 30 feet of the property to remain free from encumbrances or physical improvements that would prevent the future construction of a public street. 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 retail establishments to provide one parking stall space for every 250 square feet of gross floor area. Residential units require two parking spaces per unit. City of Yelm Development Guidelines requires that parking areas be paved and landscaped. Parking lot landscaping includes a minimum of at least 24 square feet of landscape for each parking stall proposed; each landscape area must contain at least 100 square feet of area. Live groundcover shall be provided throughout each landscape area, and each planting area must contain at least one tree. A Parking plan shall be submitted with Site Plan Review. Building Design Development must include planning measures to create an attractive street edge. This is accomplished by defining the street edge with building, landscaping or other features, providing direct access to building fronts from sidewalks, and providing substantial landscaping if parking is located adjacent to street frontage. 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. Site Planning Pedestrian circulation requires that buildings have a paved pedestrian pathway from the street sidewalk to the main entry. If access traverses a parking lot, it shall be of a material different that the parking lot material. 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. Refuse storage areas shall meet the minimum height requirements of Table 18.1 YMC and be constructed of CMU, wood or architectural steel. Landscaping shall consist of shrub trees of the thuja occidentalis pyramidal variety, standing three to five feet tall. Trash enclosures shall be designed to contain all refuse generate don-site and deposited between collection. Commercial developments shall coordinate with the US Postal Service for the location of mailbox. Mailboxes shall be cluster box units (CBU) and not located on the street. When a nonresidential activity is proposed adjacent to a residential zone, a dense sight barrier is require. A minim of 15 feed of width shall be required and shall be a combination of trees, shrubs, fences, walls, earthen berms and related plant materials. This landscape is required on the southern property line. 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. Approval Process Site Plan Review Ministerial Site plan review and approval is required prior to the use of an existing building for a use that is not similar to the pervious use. The minimum application requirements can be found in Chapter 18.10 YMC and are listed on the application form. 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 The project is exempt from SEPA pursuant to 197-11-800 WAC, as the building is less than 4,000 square feet in area, and less than 20 parking stalls are required. Building Permit Process The City of Yelm has adopted the 2015 International Codes as amended by the State Building Code Council for Building, Fire, Mechanical, Fuel Gas, Existing Building and the Uniform Plumbing Code and the Washington State Energy Code. The proposal is to alter a shop into a commercial business sales space with emphasis on sales of Marijuana. According the Thurston County Assessor’s Office the building was constructed in 1973 and is a 1026 square foot building in fair condition. The Change of Occupancy will be from U Occupancy (utility) to an M Occupancy (retail). The occupancy number will be determined at plan submittal. For the purposes of today’s notes the occupancy number will be assumed to be less than 49. The Change of Occupancy shall comply with all of the applicable provisions of WESC 2015, the IBC, and Section 1002 2015 IEBC. Some but not all of the requirements shall be: C505 – Change of occupancy or use – spaces undergoing a change in occupancy shall be brought up to full compliance with the Washington State Energy code. (1) Any space that is converted from an F, S or U occupancy to occupancy other than F, S or U. One accessible building entrance shall be required. 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. An accessible path shall connect building entrance to public ways and accessible parking stalls. An accessible route from the entrance to all primary functions within the building is required. Accessible unisex toilet room and fixtures shall be required. Mechanical Ventilation and exhaust shall meet the IMC Table 403.3 for fresh air and exhaust. HVAC, Plumbing and building alterations shall comply with their respective code. Building elevations, site utility screens and refuse pad wall showing compliance with City of Yelm Design Guidelines shall be submitted with the site plan review application. Allow at least 8 to 12 weeks for Building Plan Review and 2 weeks for design guideline review. Fees & Charges Ministerial Site Plan Review $250.00 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 $6,289.35 per ERU Water Meter Fee Based on meter size Transportation Facilities Charge $1,497.00 per new peak PM trip The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. The TFC for a miscellaneous retail use in the 900 square foot shop building would be $3,233.52.