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925 NP Rd Jacobson (2) 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: Steve Jacobson Project Proposal: Medical equipment manufacturing machine shop Project Location: 925 N.P. Road NW Parcel Number: 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 18.01 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 18.39 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. Pre-Application Meeting Page 2 of 6 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 moderately 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 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. Pre-Application Meeting Page 3 of 6 As of the date of this report, the City has just under 400 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. 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 2014 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. The project will require a commercial access per the Yelm Development Guidelines. Major issues include coordination with the BNSF rail line at the property existing gate access and frontage. 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, street lights, and 5’ sidewalk. According to available records, the existing right of way on N.P. Road is 40’ with a planned roadway cross section of 56’. Right of way dedication is required. 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. Pre-Application Meeting Page 4 of 6 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. All parking and drive lanes are required to be paved. 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. Outdoor storage shall be maintained in an orderly manner consistent with good housekeeping practices and shall be effectively fenced and screened from all residential areas and public rights of way. Pre-Application Meeting Page 5 of 6 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. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. Building 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 2015 Washington State Energy Code. The proposal is to start a medical instruments factory. According the Thurston County Assessor’s Office the building was constructed in 1990 and is a 4633 square feet building in poor condition with a 1997 addition of 476 square feet also in poor condition. The Occupancy will be a continuation of the previous F-1 (factory) use. Some but not all of the requirements shall be: • An onsite review of the building structure may require a structural review for life/safety and seismic design by a professional engineer. • Any modifications or changes to the building will require a building permit. • Parking and driveway design shall allow for fire truck turnaround. • Minimum of 50% of all entrances shall be accessible building entrances. 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. • Parking lot shall be striped and signed accordingly • 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. • ADA accessible restroom and fixtures shall be required. 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. Pre-Application Meeting Page 6 of 6 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. The minimum application requirements can be found at 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 A SEPA threshold determination is not required, as the building is under 4,000 square feet and requires less than 20 parking stalls. 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 peak PM trip The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. As the proposed used is industrial/manufacturing with no additional square footage, no TFC is anticipated.