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103 93rd Kolilis Future building - LF City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597  Pre-Application Meeting August 19, 2015 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: Cory Kolilis Project Proposal: Construct a 2,800 square foot commercial building Project Location: 103 93rd Ave SE, Yelm Tax parcel numbers: 51724210600 Property Background and Characteristics The property above is zoned Commercial, C-1, which is codified at Chapter 18.36 YMC. The C-1 district allows retail and service oriented businesses as an allowed use, subject to site plan review. The site is 1.07 acres, with an approximately 8,000 square foot building approved as batting cages under land use approval SPR20090023. The area to the front of the parcel was intended for future development. Site plan review approval is required for any new commercial use. Critical Areas Flood, Wetland, High Ground Water Hazard Areas The City Critical Areas Maps indicate that the property is located outside of flood zones, wetlands, and high groundwater buffer areas. Critical Aquifer Recharge Area 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. 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 a meter box is set for this future development. Water connections are based on a consumption rate of 875 cubic feet a month. An engineer’s estimate of proposed water usage is needed to determine if additional water connections are required. 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 property is located in the City of Yelm’s STEP sewer system service and the new building will be required to connect to City sewer service. S.T.E.P. tank sizing is governed by the Criteria for Sewage Works Design (Orange Book) published by the Washington State Department of Ecology. 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. Transportation Frontage improvements are required for all development within the City. 93rd Avenue is considered a neighborhood collector which requires a 16 foot drive lane, a 7 foot planter strip and 5 foot sidewalk. Theses frontage improvements were deferred as part of the batting cages approval. The City can still find support for a deferral of frontage improvements; however a new updated deferral agreement will be required. Ingress and egress are to the site was approved as part of the previous site plan review approval. 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. Office and administration uses require one stall for each 300 square feet of gross floor area, retail requires one stall for each 250 square feet, and restaurants or food service require one stall for every 200 square feet. Chapter 18.54 “Incentives for reducing the number of parking stalls” provides several options for shared parking facilities. City development regulations require all parking areas to be surfaced with asphalt, concrete or similar surface. Landscaping in parking lots includes 24 square feet of landscaping for every proposed parking stall, each area being at least 100 square feet in area at least 6 feet wide is required. These planting areas must include one tree of specific caliper (70 percent of which must be deciduous) and groundcover. No parking stall may be more than 50 feet from a landscape island. Stormwater Developments with impervious surface are required to provide stormwater facilities pursuant to the Stormwater Management Manual for Western Washington. The existing stormwater facility was sized for future development on the front portion of the parcel. Changes or conversion to the existing stormwater system requires compliance with the Stormwater Management Manual for Western Washington. Design Standards Site Building setbacks are 15 feet from the front, 10 feet from the side, and 20 feet from the rear. The maximum building height is forty (40) feet. Design Standards 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. The refuse enclosure shall meet the height requirements listed in Table 18.1 YMC and be constructed of CMU, wood or architectural steel. Gates shall be of similar durable materials and be capable of being secured when shut. Landscaping consists of shrub trees of the Thuja Occidentalis pyramidal variety, spaced at two and one half feet on center. Trash enclosures will be reviewed by Pacific Disposal to ensure adequate service can be provided. Perimeter landscaping, 8 feet in width consisting of trees and shrubs is required. Landscaping was installed at the previous site plan review approval, and dead or missing landscape shall be replaced to meet the perimeter landscape requirements. Parking lots must be lit to the standards of the design guidelines and include non glare, shielded fixtures no higher than 20 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 100 feet or more façade visible from a street must use at least three of the following elements: Balconies or decks in upper stories Bay windows Provide 150 square feet of pedestrian area Gable or hipped roof Porch or covered entry Spatially define building elements 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: Blank walls are any wall or portion of a wall that has a surface area of 400 square feet of surface without building modulation or other architectural features listed above. Vertical trellis in front of the wall with climbing vines or plant materials. 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. Mailboxes shall be cluster box units, and located internally. New or replacement mail boxes shall not be located on arterials or collector streets. Building The City of Yelm has adopted the 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 following comments are based on a proposed 2,800 square foot building housing fitness, retail or professional services. Two accessible building entrances are required. One accessible parking stall is required for every 25 stalls provided. One van accessible stall is required for each six accessible stalls, provided at least one van accessible stall is provided. An accessible path from building entrances to public ways and accessible parking stalls is required. An accessible route from the entrances to all primary functions within the building is required. Two exits are required. The measured distance between the two doors shall be one-half the distance of the diagonal of the building for a non sprinklered building. Use one-third for a sprinklered building. One water closet for each sex is required for fitness and professional office. Retail may have two unisex restrooms. Fire protection would not be required, however, it would reduce the occupancy separation from two hour to one hour if you chose to have a fitness/personal trainer and retail or professional services in the same building. Mechanical Ventilation and exhaust shall meet the IMC Table 403.3 for fresh air and exhaust. Alterations to HVAC, Plumbing and building shall meet code the 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. Spaces used for food service shall be reviewed and approved by the Thurston County Health Department prior to building permit issuance. 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 18.10 and 18.11 YMC and are listed on the application form. Public notice is required. 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 as proposed is exempt from SEPA review pursuant to 197-11-800 WAC and Section 18.20.020 YMC. Fees & Charges Site Plan Review $350.00 + $50.00 per 1,000 square feet 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 Water Connection Fee $6,063.00 per ERU Water Meter Fee $300.00 Sewer Connection Fee $6,394.00 + $145.00 inspection fee per ERU Transportation Facilities Charge $1,612.00 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. A fitness center creates 1.37 trips per 1,000 square feet, miscellaneous retail 2.4, and professional office 3.68.