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Borrelli 201 Yelm Ave  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting February 2, 2011 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: Tamborine Borrelli Project Proposal: Numerous “businesses” in one commercial building Project Location: 201 Yelm Avenue East Tax parcel number 64400800100 Zoning and Setbacks The property is zoned Central Business District (CBD) which is codified at Chapter 17.24 YMC. The purpose of the CBD zone is to promote the special characteristics of the existing downtown Yelm area, to provide a pedestrian shopping atmosphere and to promote the rehabilitation of existing structures and the most desirable uses of land. Critical Areas All of Yelm is considered a critical aquifer recharge area. The City critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas. Site Plan Review is required for location of any commercial, industrial or public building. Exemptions shall be granted only if there is: No addition of square feet or no additional tenant. The proposed use is similar The building has been occupied within the previous 18 months. This proposal includes: Café, dance classes, performance stage for live music and theater performances, art exhibits, holistic healing, sauna, “local practitioners” to include massage, hypnotherapy and acupuncture as well as expanding outside the building to include gazebo and outdoor patio, and a monthly bazaar. Café: The café is an allowed use in the CBD zone, and requires that there be water, sewer and transportation review. Water use would be reviewed to determine if additional water connections are required. An approved Reduced Pressure Backflow Device shall be installed (if not there). Sewer requires a grease interceptor installed to the sewer system (if not there). Transportation impacts are reviewed to assure adequate parking and to address impacts based on the number of new trips generated to the site. This number is determined by the Institute of Traffic Engineers Trip Generation manual. A traffic facility charge is required for the additional new trips. Dance Classes, ;live performances and art exhibits: The dance classes, performance stage and art galleries and museums are allowed uses in the CBD zone, and requires the there be water, sewer and transportation review. Water use would be reviewed to determine if additional water connections are required. An approved Reduced Pressure Backflow Device shall be installed (if not there). Sewer requires review of the tank to assure it is sized adequately for the highest demand. Transportation impacts are reviewed to assure adequate parking and to address impacts based on the number of new trips generated to the site. This number is determined by the Institute of Traffic Engineers Trip Generation manual. A traffic facility charge is required for the additional new trips. The holistic healing, massage and acupuncture are allowed uses in the CBD as professional offices, and require there be water, sewer and transportation review. Water use would be reviewed to determine if additional water connections are required. An approved Reduced Pressure Backflow Device shall be installed (if not there). Sewer requires review of the tank to assure it is sized adequately for the highest demand. Transportation impacts are reviewed to assure adequate parking and to address impacts based on the number of new trips generated to the site. This number is determined by the Institute of Traffic Engineers Trip Generation manual. A traffic facility charge is required for the additional new trips. Expanding the use to the outdoor area to include gazebo, garden and seating area is an expansion of use, and requires Site Plan Review. Concurrency review is required to include water, sewer, transportation, parking, landscaping and design review. The use of the site for a “bazaar: is not an allowed use in the CBD. It falls into the classification of a flea market. Site Plan Review Process Site Plan Review is required based on the expansion and additional tenants proposed. The original site plan review for this building was for the karate use and a commercial/retail use on the bottom floor. A Site Plan Review application as established by Chapter 17.84 YMC is an administrative review process. The minimum application requirements can be found at Section 17.84.060 YMC and are listed on the application form. A notice of application is mailed to all property owners within 300 feet of the site. The site plan review committee’s decision on a site plan review application may be appealed to the Hearing Examiner, who would hold an open record hearing on the issue. The Examiner’s decision can be appealed to the City Council, which would hold a closed record hearing and determine if the decision was supported by substantial evidence or contrary to law. If a SEPA appeal is filed, the site plan review would be combined with that appeal and the Hearing Examiner would become the decision maker with a recommendation from the SPR Committee. An open record hearing would be held by the examiner on the site plan review application, if combined with a SEPA appeal. A conceptual landscaping plan is required at the time of application for site plan review. The final landscaping and irrigation plan is required as an element of civil plans, with installation and approval prior to occupancy of the business. 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 environmental determination and site plan review are reviewed concurrently and typically takes 12 to 18 weeks, depending on workload. State Environmental Policy Act Process A SEPA threshold determination is required when the proposal creates 4,000 square feet or 20 or more parking stalls. The application is exempt from SEPA Review based on Section 197-11-800 WAC. Land Use Fees Site Plan Review $350.00 + $50 per 1,000 sq ft per gross floor area. SEPA $150.00 Civil Plan Review Billed on a cost recovery basis Traffic Impact Analysis $500.00 scoping fee, and actual cost for review Traffic Impact Fee $1,321.00 per peak PM trip Water Meter Fee Based on meter size Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Sewer Connection Fee $6,219.00 per ERU or $3,179.00 if part of LID Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,217.00 per ERU Fire Impact Fee $0.32 per 1,000 square feet of gross floor area. Design Review Side and Rear Yards/ Siting Service Areas The design guidelines indicate that service areas, and outdoor storage be located away from neighboring properties to reduce conflicts and requires screening of refuse containers located behind the building. No refuse container shall be permitted between a street and the front of a building. 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. The following describes the intent in siting service areas based on the Design Guidelines: To “reduce the visibility of unsightly uses”. To minimize the visibility of “backs” of buildings where service areas are located. To “encourage more thoughtful siting of trash containers and siting areas by screening its negative aspects”. To reduce the noise impacts of service areas. Parking Lot Location and Design 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. In the case of two or more uses in the same building, the total requirements for off-street parking facilities shall be the sum of the requirements for the several used computed separately. Chapter 17.72 YMC lists minimum parking by use. Professional offices require one stall for each 300 square feet, Retail one stall for each 250 square feet and a restaurant requires one stall for each 200 square feet. A standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. All parking areas must be surfaced with asphalt or concrete, and shall be striped and landscaped to the standards of the development guidelines. The design details for parking lot construction can be found in the Yelm Development Guidelines. Transportation The City of Yelm has adopted a Transportation Facility Charge (TFC) of $1,321.00 per PM peak trip generated by new development. The code provides a default table that the applicant can use to determine the number of new PM trips generated by a proposal. Miscellaneous retail creates 2.4 trips per 1,000 sq ft. Administrative office creates 3.68 trips per 1,000 sq. ft. Medical office creates 3.06 trips per 1,000 sq. ft. Sit down restaurant creates 6.13 trips per 1,000 sq. ft. Multi-purpose recreation facility 5.77 trips per Water The proposed project is located in the City of Yelm’s water service area and currently connected to City water service. Water connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $5,217 per connection (fee subject to change). The fees will be calculated utilizing the water consumption calculations. These fees are payable at building permit issuance. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. Sewer The proposed site is currently connected to the City of Yelm S.T.E.P. sewer system. Commercial sewer connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $6,219 per connection (fee subject to change). An inspection fee of $145.00 per a connection will also be required. Food establishments require that a grease interceptor be installed. The existing system to be reviewed to assure that it is sized adequately for the additional tenants proposed. Fire Protection All projects need to have fire protection for the buildings. It is likely that fire flow may be an issue at this location, which will be addressed through building official review of the proposed building uses and construction material used for the buildings. The International Building Code (IBC) provides occupancy ratings for different types of uses. The fire coverage and sprinkler system for the proposed use must meet IBC requirements. ADA Requirements The American Disabilities Act required that facilities are ADA accessible. Facility improvements will have to meet current code. Review of these improvements will be determined upon further review of the civil and architectural plans. Civil Plan Review Process 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, STEP tank design, and stormwater control. Building Permit Process Building Plan review, permitting and inspections will be based on Title 15 Yelm Municipal Code, adopting the 2003 IBC, IMC, UPC, IFC and the 2001 Washington State Energy Code. By resolution, the City of Yelm re-adopted the 1997 UBC, UMC and UPC Fee schedules. Building Plans may be submitted after Site Plan Review approval. Five(5) sets of plans, one of which may be half scale, two (2) sets of engineering calculations, energy calculations and specifications will be required. Due to the size of the occupancy, an integrated sprinkler and fire alarm system will be required. These plans may be submitted at a later date along with any required kitchen suppression systems. All fire related items 5’ outside the building will be subject to civil review along with domestic water, waste, and storm water. Concurrently with Site Plan Review two sets of building and accessory building elevations must be submitted for review of the building for consistency with the Design Guidelines. Allow at least 8 to 12 weeks for Building Plan Review and 2 weeks for design guideline review.