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411 Yelm Ave Stottlemyre City of Yelm Site Plan Review Committee 105 Yelm Avenue West Yelm, WA 98597      Pre-Application Meeting June 8, 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: Keith Stottlemyre Project Proposal: Parking on parcel adjacent to Yelm Physical Therapy Project Location: 409/411 Yelm Avenue West Parcel Numbers: 75300400300 Property Background and Characteristics The property is located on Yelm Avenue West. The property is approximately 0.28 acres, and is currently developed with a single family home. Gravel parking was installed in the southwest corner of the property and is in violation of the Yelm Municipal Code. Proposal The proposal is to bring gravel parking area into compliance with the Yelm Municipal Code, while protecting the property for possible future development. 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 moderate or poorly 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 (CBD) Central Business District. Most all commercial uses, including mixed use retail and 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. The maximum height of buildings is 35 feet. Water The project is located in the City of Yelm’s water service area and the existing home is currently connected to City water service. The proposed parking does not require additional water service. There is a 4” inch water main in the alley, which is the location of the water meter for the residential unit. Future development will require the main to be enlarged. 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 proposed parking does not require an RPBA. 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. Sewer The site is within the City of Yelm sewer service area, and the existing home is connected to City sewer. There is a 4 inch sewer main located in the alley. The S.T.E.P tank serving the home is located near the proposed parking area. If parking is proposed over the existing tank, the tank will have to be upgraded to a traffic bearing tank and lids. 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 T he 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. Depending on the number of parking stalls allowed, a preliminary stormwater plan may be required. 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. Yelm Avenue West (SR 510) is considered an Urban Arterial, and includes a center turn lane, an 11’ traffic lane, a 5’ bike lane, and 8’ planter strip, and 5’ sidewalk. While frontage improvements are required for all new development in the City, partial improvements are typically not encouraged. A deferral request would be considered for a portion, or all of the frontage requirements on Yelm Avenue West (SR 510). The alley is required to be improved from Solberg to Rice with pavement 10 feet in width within the right-of-way and posted 1-way. Ingress and Egress shall be from the alley, access from Yelm Avenue will not be allowed. 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. Parking stalls are 9’x20’, and a two way drive aisle is a minimum of 23 feet. 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. It appears that you may not have adequate room for a parking lot as proposed. If you provide parking from the alley, it should be angled parking. You will need to provide a pedestrian pathway from the parking to the Physical Therapy Office. Building and Design Guidelines 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. Perimeter landscaping is required and 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. This landscaping is required at the perimeter of all parking areas. Permit Process State Environmental Policy Act The project is exempt from SEPA pursuant to Section 197-11-800 WAC and Section 18.20.020 YMC. 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 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 Civil Plan Review Civil Plan review is required. 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. 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. Updated codes become effective on July 1, 2016. The proposal does not call for any building. Fees & Charges Civil Plan Review Billed on a cost recovery basis