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PL 011806 Weber storage rhoton road long property City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597  Pre-Application Meeting January 18, 2006 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: Randy Weber Project Proposal: Construct 97,600 square feet of mini-storage units. Project Location: Rhoton Road Zoning and Setbacks The property is zoned Industrial (I), Chapter 17.40 YMC. This district allows storage of equipment, commodities, and products as an allowed use. Setbacks from side property lines: 15 feet, unless the property abuts residentially zoned property, in which case the side yard setback shall be 25 feet. Setbacks from rear property lines: 15 feet, unless the property abuts residentially zoned property, in which case the side yard setback shall be 25 feet. Setbacks from front property lines: 15 feet. 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. Business and professional offices require one (1) space per 300 square feet of gross floor area, which equates to 6 required spaces for the proposed office. Mini-storage is not listed in the standard parking tables, so the parking plan should include an analysis of required parking for this use. A parking plan shall be submitted to the Community Development Department for review and approval at the time of application for site plan review. All required parking areas must be paved, striped and landscaped. Ingress/Egress Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, section 4B.140. A single commercial access to Rhoton Road be allowable as part of the short subdivision. If more than one access is desired, they must meet the distance requirements of the design guidelines. Landscaping: Chapter 17.80, Type I, II, III, IV, V Type I landscaping is intended to provide a very dense sight barrier and physical buffer to separate conflicting uses, and land use districts. Type I landscaping is required between this site and the residential property to the north. Type I landscaping is characterized by a 15 foot landscape strip in which any combination of trees, shrubs, fences, walls, earthen berms, and design features provides an effect which is sight-obscuring from adjoining properties. Type II landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas, and building elevation. This landscaping is used around the perimeter of a site, and adjacent to buildings. Type II landscaping is characterized by an 8 foot landscape strip between uses and a 5 foot strip around buildings of any combination of evergreen and deciduous trees (with no more than 50 percent being deciduous), shrubs, earthen berms and related plant materials or design features may be selected; provided, that the resultant effect is to provide partial screening and buffering between uses and of softening the appearance of streets, parking and structures. Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. Type III landscaping is required as part of street improvements. Type III landscaping is typified by a six foot landscaping strip with street trees for a large overstory canopy along streets and pedestrian corridors and grass or other approved vegetation for groundcover. Earthen berms with grass or other vegetative groundcover and other design features may be worked into landscaping provided the resultant effect of providing a pedestrian-friendly environment and visual relief where clear site is required can be achieved. Type IV landscaping is intended to provide visual relief and shade in parking areas. At least 24 square feet of landscape development 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. Live groundcover shall be provided throughout each landscaping area. No parking stall shall be located more than 50 feet from a tree. Type V landscaping is required in storm water retention areas, if required. The floor and slopes of any stormwater retention/detention area shall be planted in vegetation that is suitable and will thrive in hydric soils. The landscaping of the stormwater facility shall be incorporated with all on-site landscaping. A conceptual landscaping plan is required with the application for site plan review. Final landscaping and irrigation plan is required as element of civil construction drawings, with installation prior to occupancy. 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. A six-foot wall or fence shall enclose any outdoor refuse collection point. The fence shall be a solid material such as wood or masonry. Traffic The City has adopted a Transportation Facility Charge (TFC) of $750.00 per PM peak trip. The Code provides a default table that the applicant can use to determine new PM trips generated. To determine the projects impact and fee, use the following formula for the use proposed: ((Peak PM Trip Rate * Gross Floor Area)/1,000) * $750.00 = TFC Examples: Storage: 0.74 x 97,600 = 72,224 ÷1,000 = 72.22 x $750.00 = $54,168.00 If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance, and analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. SEPA A SEPA Environmental checklist is required, including a Transportation Impact Analysis (TIA). The TIA will be used to identify traffic impacts resulting from the project and Improvements necessary to address safety issues. Creek: This site is located on Yelm Creek, which is a Shoreline of the State. The Shoreline Jurisdiction area is 200’ from the ordinary high water mark. There is a 150 foot setback from the ordinary high water mark for any development. Any development over $2,500 in the shoreline jurisdiction area requires a shoreline substantial permit. The property contains wetlands associated with the creek. Wetlands must be delineated and classified as part of the development application. There are ‘no-disturb’ buffers associated with wetlands, the depth of which are based on the wetland classification and range from 50 feet to 300 feet. A portion of the site also includes the 100 year floodplain as designated by the Federal Emergency Management Agency (FEMA). Regulations prevent any development which would increase the base flood elevation, which prohibits any landfill or structures in the 100 year floodplain. Additionally, impervious surfaces and storm drainage facilities are not allowed in the 100 year floodplain. Application and Process Development of the site as a commercial short subdivision requires Preliminary Short Plat, and Final Plat Approval. Preliminary Short Plat review is an administrative process. Preliminary Plat approval is valid for 5 years. Preliminary subdivision approval typically contains conditions of approval that the applicant must complete prior to receiving final subdivision approval or permits for construction. Following land use approval the applicant is required to submit civil construction drawings to the Community Development Department for review and approval, and satisfy all conditions of preliminary subdivision approval. Upon satisfactory completion, the applicant submits the final documentation for final plat approval. Final Plat approval takes approximately 6-8 weeks from the time the City receives a completed application packet. Site Plan Review, Chapter 17.84, is an administrative process. Minimum application requirements are located in Section 17.84.060 and are listed on the application form. A project of this size can expect completed review in approximately 12 to 14 weeks. Land use 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. The site plan review process is a discretionary land use permit that may include conditions of approval designed to implement adopted policy as well as regulatory requirements. The SPRC reviews a site plan and approves, or approves with conditions, site plans which conform to the standards, provisions and policies of the city as expressed in its various adopted plans and ordinances including the applicable sections of the shoreline master program for the Thurston Region.