HomeMy WebLinkAboutPre-Application Conference for Jefferson County Food BankPre-Application Conference for
Jefferson County Food Bank
PRE2020 -00020
COUNTY ATTENDEES: BRYAN BENJAMIN —ASSISTANT PLANNER; JOEL PETERSO N —ASSOCIATE PLANNER; SUSAN PORTO —ENVIRONMENTAL HEALTH SPECIALIST
Agenda
•Project Overview
•EH Comments, Susan Porto
•Zoning and Allowed Use
•Permit Process
•Development Standards: Parking and Screening
•Stormwater
•Critical Areas
•Next Steps
Project Overview
•161 Herbert Street, parcel 937500703
•Rural Residential 1:5 Zoning
•Related Cases: SEP2020-00198;
CAM2020-00163
•Proposed use of the site for food bank
activities and food distribution to the
public, once per week on Wednesdays
between 11:00am and 2:00pm.
•Proposal indicates additional food bank
activities and for use by other local non-
profits or community organizations
outside of distribution hours.
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Project Overview
•The proposed building is approximately
2,100 square feet
•12x60 foot cover is proposed on the east
side of the building
•The proposed site design includes
nineteen parking spaces—fifteen spaces
accessed from Herbert Street and four
spaces accessed from the alley/right of
way at the south of the parcel.
•Parking access from Herbert Street is
granted via a U-shaped driveway with a
width of twelve feet.
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Comments from EH
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Delivered by Susan Porto of EH
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Zoning and Allowed Use
•Zoned RR-5, and to be considered a Public Purpose Facility.
•Some public purpose facilities are allowed in RR zones—determination needs to be made about
which designation of public purpose is applicable.
•Use of this parcel for food distribution activities may be considered as an “Unnamed
institutional use”.
•Proposal indicates that the building may be used as a work and/or assembly space for the Food
Bank and other non-profit organizations outside of food distribution hours. If food distribution
activities utilize the space only 1 day per week, the frequency of other uses and the character of
access may justify processing this project as an “Assembly facility”.
•Each of these use designations has their own permitting pathway, but overall mix of uses in
neighborhood and adjacency to RVC zoning support location of this project.
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Permit Process
•The “Unnamed institutional use” public purpose facility is a Discretionary (D) Type II permit
review process. This review begins with evaluation of the appropriate use type (i.e. allowed,
prohibited, allowed with conditions, etc.). The determination period involves a public comment
period and meeting the following requirements per 18.15.040(2).
•The “Assembly facility” designation is a Discretionary Conditional Use (c(d)) and involves a Type
III permit review process. Type III review is a quasi-judicial review performed by the hearing
examiner and involving: public noticing, a public hearing, and written comment period.
•DCD’s decision to review the case through (D) Type II or (c(d)) Type III review will depend on
clarification of the overall character—frequency, type of work, number of people on site on a
given day, parking—of development. Depending on the above factors the proposal may need to
be open to public to account for “…potentially significant issues relating to location, design,
configuration, and potential impacts to surrounding properties and the community that can be
more appropriately considered and addressed through an open public record…” per
18.40.520(2)(a)(i).
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Development Standards: Parking
•Parking requirements for unnamed uses are determined through administrative decision, and
minimum parking requirements are proposed in this outline. The minimum parking
requirements were determined using tables 6-2 and 6-3 of 18.30.100.
•Number of spaces: For the baseline minimum number of parking spaces, deference was given to
“Community organization facility” and “Retail sales and services” parking standards, which
require a 1:300 square feet of interior space ratio. Three additional spaces should be anticipated
to meet food distribution hours. Total of 10 spots required as a minimum, though more may be
added and desirable.
•Parking and Aisle Dimensions: The current site plan shows 90°parking with 9’x18’ stalls with an
aisle/driveway width of 12 feet. Per table 6-3 of 18.30.100, 90°parking requires an aisle width of
23 feet, which is not feasible for this site. However, 45°angled parking requires 9’x17.5’ stalls
and an aisle width of 14 feet—adding only 1.5 feet to the proposed driveway width.
•Cars must leave the property in a forward-moving direction, and all parking must be designed to
accommodate this need. Parking access proposed from the right of way will not be permitted.
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Development Standards: Screening
Per 18.30.130(3)(a)(i-ii), Screen-A landscaping standards will be required for the parcel’s side
property lines to provide a barrier between non-residential and residential uses. Existing
vegetation at the rear property line can be used to meet screening requirements. Screening for
parking lots will also be required.
•“Screen-A” Landscaping: Is a “full screen” that functions as a visual barrier. This landscaping is
typically found between residential and nonresidential areas.
•Shall at a minimum consist of: A mix of primarily evergreen trees and shrubs generally interspersed to
form a continuous year-round screen that grows to at least eight feet in height within two growing
seasons.
•Screening for parking lots: Screening shall be provided on each side, front, and/or rear of a
parking lot where such side, front, and/or rear abuts any residential use or district, except that
no screening is required where the elevation of the parking area lot line is four feet higher than
the finished elevation of the parking area surface.
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Development Standards: Screening
•Parking lot screening and landscaping shall be kept in good condition and shall meet the
following conditions:
•It shall be continuous where required along a side, front or rear of a parking area and shall
not be less than four feet in height above the grade of the parking lot surface, broken only for
accessways and aisles; provided, that the screening shall not be permitted for a distance of 20
feet on each side of a parking area accessway to ensure proper sight distance. Where
screening is prohibited by the above provisions, low lying shrubs or other similar plantings
shall be placed; such plantings shall not be allowed to exceed three feet in height.
•Screening shall not be installed in such a manner as to obstruct the free use of any fire
hydrant.
•The space between the landscaping screen and the right-of-way, except for any pedestrian
access improvements, shall be landscaped with grass, shrubs, trees, or evergreen
groundcover. On the sides and rear of parking areas not facing a street, such landscaping shall
be required between screening and the lot line.
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Stormwater
•A stormwater pollution prevention plan (SWPPP) will be required for this project, meeting
standards of Minimum Requirements 1-5 (worksheets A1, B1, and C).
•Impervious surface coverage requirements are not imposed on public purpose facilities per Note
19 of Table 6-1 of 18.30.050.
•However, this project does create a substantial amount of impervious surface compared to the
size of the parcel. Meeting standards of the 2019 Stormwater Management Manual for Western
Washington will be requisite, which may present a challenge in meeting parking requirements
and/or the desired number of parking spaces.
•Moving forward with infiltration (BMP T5-10A) and sheet flow dispersion (BMP T5-12) is
recommended. You may also consider use of permeable pavement for this project.
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Critical Areas
Critical area review for this parcel did not indicate any environmentally sensitive areas that will
impact development; CARA SARPA+SUSC designation will not constrain proposal per 18.22.320
and 18.20.330. No other critical areas are mapped on site.
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Final Recap
The project requires appropriate considerations for zoning and residential uses surrounding the
project area, and determining the appropriate permit review type based on use, “Unnamed
institutional” or “Assembly facility”, will entail clarification on character of activities to take place
outside of food distribution hours. This information will determine the appropriate review type
(Type II or Type III) for this project.
Parking and screening requirements must be met on site, with a minimum of ten parking spaces
and full screening on both sides of the parcel. Screening for parking lots will also be required.
Consideration of stormwater controls will be important for this project and will determine the
number of parking spaces that can be accommodated. Guidance from a stormwater engineer or
the planner assigned to your application is advised.
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Next Steps
•Preparing a detailed statement to inform DCD the type, character, intensity, duration of use
anticipated on site;
•Creating a site plan for this project demonstrating parking and stormwater controls according to
parking and screening requirements 18.30 and the 2019 Stormwater Manual’s BMPs;
•Producing a Landscaping Plan for submission to DCD to meet screening requirements;
•Completing a construction stormwater pollution and prevention plan (SWPPP) and permanent
stormwater plan;
•Completing discretionary conditional use or discretionary use permit applications to submit with
your building permit application;
•Submitting application materials to DCD.
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Questions
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