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206 Third Emanuel Lutheran Church Collell - LF City of Yelm Site Plan Review Committee 105 Yelm Avenue West Yelm, WA 98597 Pre-Application Meeting March 2, 2016 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: Emanuel Lutheran Church Representative: Jerry Collell Project Proposal: Convert Storage building to public access building, transitional housing, and associated parking Project Location: 206 3rd Street, Yelm, WA Parcel Numbers: 64420800100, 64420800500, 64420800600, & 22719341900 Property Background and Characteristics The property is located at the corner of McKenzie and 3rd Street. The property is approximately 2.18 acres, and is currently developed as the Emanuel Lutheran Church, parsonage, and associated storage buildings. The church was constructed prior to the adoption of the Yelm Comprehensive Plan and Zoning, and is considered a pre existing non conforming use. Any expansion on this site requires a special use permit (which includes site plan review), and that the entire site be brought into current standards. Proposal The proposal is to convert an existing storage building to a social services building with public offices, restrooms, and a kitchen, paved public parking, transitional housing with restrooms and kitchen, auto maintenance and repair, and possibly an emergency services center. The auto repair facility may be allowed as an ancillary use to the church and its related public services. The proposal also includes the sale of a remaining or left over parcel. In order to sell the parcel as indicated in the application materials, a subdivision or boundary line adjustment with adjacent properties would need to be achieved. The proposal also states that a drive through window at an adjacent business, LaGitana, could possibly be provided. The LaGitana business is located in the Central Business District. Drive- through establishments are not allowed in the Central Business District. Pre-Application Meeting Page 2 of 9 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 possibly highly 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 Zoning The property is identified by the Yelm Comprehensive Plan Map as Low Density Residential (R- 4) and Central Business District (CBD). Churches/places of worship facilities are allowed in all districts as part of the special use process. Residential and most all commercial uses, including mixed use retail/residential uses, are allowed subject to site plan review approval. The CBD does not have minimum building setbacks, but allows for continuity with existing streets, alleys, sidewalks and bikeways. Residential uses have specific setbacks. The maximum height of buildings is 35 feet. Water The proposed project is located in the City of Yelm’s water service area and is currently served by City water services. There is a water main that crosses the property from 3rd to 4th Streets. No structures may be placed over this line. Water lines may be located under parking. Pre-Application Meeting Page 3 of 9 Any new uses will be required to connect to City water service. Water connections are based on the use of 875 cubic feet of water usage per month. An engineer’s calculation of proposed water usage will be 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. If a separate irrigation meter is installed, an approved backflow prevention device shall be provided. The Unified Development Code, Title 18 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.” The State Subdivision Act, Chapter 58.17 RCW, requires that the City of Yelm make a written determination that appropriate provisions are made for potable water supplies as part of the preliminary land division process. 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. If the City does not have sufficient approved water connections at the time a building permit for the proposed development is ready to issue, the permit will be denied until additional water resources are available. The City currently has sufficient water connections to serve some anticipated growth. A site plan review approval is good for 18 months. It is anticipated that the City will have adequate water at the time of development of a site plan review. The timing of pursuing additional water rights does not allow the Community Development Department to make a written determination that adequate provisions for potable water will be available when needed by a proposed land division. The Community Development Department can not recommend approval of a land division at this time, and would recommend denial. Pre-Application Meeting Page 4 of 9 Sewer The site is within the City of Yelm sewer service area; and the existing church and parsonage is connected to City sewer service. There are sewer mains located in 3rd Street, McKenzie Street ad also a 4 inch sewer main located along the property line between this site and Taco Gaby’s. Actual connection locations will be determined after final site plans are submitted. Sewer connections are based on 875 cubic feet of water usage per month. 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. A properly sized oil/water separator is 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 new impervious surfaces is required to be treated and released. Roof runoff shall be distributed to individual dry wells. Transportation The City of Yelm Development Guidelines and the concurrency requirements of Chapter 18.16 YMC require all new developments to improve street frontages to current City standards. 3rd Street is considered a local access commercial street and half street improvements would include an 11 foot drive lane, a 7 foot parking lane, curb and gutter, a 6 foot planter strip, and a 5 foot sidewalk. The street design based on downtown traffic movement would not allow a driveway access as along this frontage. McKenzie Street is designed as a modified Commercial Collector standard to incorporate angle parking consistent with the old town theme along the property frontage. The modified standard will include a pedestrian oriented sidewalk on the project (north) side, with street trees and grates, angle parking on the project side, and two drive lanes. Due to the extent and unique uses proposed for this project, a trip generation analysis provided by a transportation engineer licensed in the State of Washington will be used to determine the specific amount of improvements required. Pre-Application Meeting Page 5 of 9 The proposed site plan shows ingress and egress to the site at an existing location on McKenzie Street and a proposed access on Yelm Avenue (SR 507). Due to its location on Yelm Avenue (SR 507), and the anticipated traffic generation from the proposal, a commercial access will not be allowed in Yelm Avenue (SR 507). Parking Although the CBD allows minimum parking requirements to be waived where on street parking is available, the owner, developer or operator of the premises shall be responsible for providing adequate amounts of, and arrangement of parking space. Chapter 18.54 YMC requires one parking space for every 300 square feet of gross floor area for professional offices. Places of assembly require one parking space for every 10 occupants, based on maximum occupant load. Residential dwelling units require two parking spaces for each unit. In the case of two or more uses in the same building, the total requirements shall be the sum of the requirements for the several uses computed separately. Your transportation generation analysis may provide guidance to the actual parking needs by this project. Full size parking spaces in banks of 90 degrees are 9 feet in width by 20 feet in length and require a 23 foot drive aisle. In parking facilities containing 25 or more parking spaces, a maximum of 25 percent may be compact stalls. 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. Building and Design Guidelines Design Standards The Central Business District does not have specific setbacks for commercial buildings, and residential buildings follow the setback of the low density residential zoning classification. 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. Pre-Application Meeting Page 6 of 9 Perimeter landscaping is required. Perimeter landscape 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. A dense sight barrier landscaping is required between the site and the residential uses adjacent to the site. A dense sight barrier is required to be 15 feet wide and include a combination of trees, shrubs, walls, earthen berms and related plant materials so that the resultant effect is sight-obscuring. 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. Commercial building design is subject to the design standards of the Central Business District. Permit Process State Environmental Policy Act A SEPA threshold determination is required before action is taken on the 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. Critical Areas Report If a critical areas report is required, it 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 18.21 YMC. Minimum report requirements may be found in Chapter 18.11 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 Pre-Application Meeting Page 7 of 9 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 special use permit, which includes a site plan review approval, is a quasi-judicial review. The process is codified at Chapter 18.10 and 18.14 YMC. A notice of application and a public hearing before the Hearing Examiner 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. A boundary line adjustment is a ministerial review and does not require public notice, however is subject to compliance with the Unified Development Code, Chapter 18 YMC. A short subdivision is an administrative process and requires public notice. 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 2 to 4 weeks for each revision. Building Permit Process 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, the Uniform Plumbing Code and the Washington State Energy Code. Based on the conceptual site plan of converting the existing storage building (an S-2 Occupancy) into a Business/Storage building (B/S-2 Occupancy), and converting 4 existing sheds ( no occupancy) to a congregate residence (R-3 Occupancy) connected by a metal building used as common kitchen and bathroom facilities (R- 3 Occupancy), and an auto repair shop (S-1 Occupancy), some, but not all requirements reviewed will be Congregate Residence/Auto Repair Shop • An R-3 congregate residence shall have fire protection including fire sprinklers and fire alarms and shall be separated from each other by a one hour rated fire partition. Pre-Application Meeting Page 8 of 9 • A Fire Department Connection (FDC) shall be located between the existing storage building and McKenzie Street. The FDC shall be placed between 25 feet and 150 feet from a fire hydrant. • The auto repair (S-1) shall be separated from the congregate residence by a two hour fire barrier wall or have fire protection. If the garage is for private vehicles only, no separation is required. • The radio shack loft (mezzanine) shall be no more than 1/3 the area of the garage and be accessed by a stairway conforming to Chapter 10, IBC). • The loft shall be designed for the intended loads both live and dead. • A minimum of eight parking stalls are required, of these, one van accessible stall shall be provided. • One of the four units shall be an accessible unit, and the other 3 shall be type B units to provide for future use as an accessible unit. • The 4 units shall have an accessible path to dining, kitchen, bathroom, and parking facilities. • An accessible path shall connect all of the building sites, public ways, and public transportation. • The congregate residence and auto repair shop shall meet the International Mechanical Code for Ventilation and Air Quality. • The congregate residence and auto repair shop shall meet the Washington State Energy Code. • The congregate residence and auto repair shop conversion and construction shall meet the International Building Code and the Uniform Plumbing Code minimum requirements. “Minicipal Center” 1. Verify that attic space meets the loading requirements for storage. 2. Upon completion of Site Plan Review requirements the building may be used as proposed B/S-2 Occupancies. Building elevations, site utility screening and refuse enclosure shall meet the design standards in the Unified Development Code, and 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. 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. Pre-Application Meeting Page 9 of 9 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 • A photometric site lighting plan will be required as part of the civil plan submission. 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 Special Use $2,000.00 SEPA Review $150.00 Traffic Analysis Review Staff & Consultant Cost 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 $6,159.99 per ERU* Water Meter Fee Based on meter size* Transportation Facilities Charge $1,497.00 per peak PM trip* *Paid at the time of building permit The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. Trip generation will be determined through the trip generation analysis and is payable at building permit issuance. Based on the proposed site plan, it appears that the office space, auto repair and residential expansion could create approximately 6 – 8 new pm peak hour trips. Multiple applications submitted concurrently, excluding environmental and TIA are charged one fee, based on the highest permit fee.