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Kimball 402 West Rd drive City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting February 9, 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: Scarlett & Jim Kimball Project Proposal: Convert previous meat market into a drive-thru espresso and food establishment. Project Location: 402 West Road SE Tax parcel number 64303601500 Zoning and Setbacks The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The C-1 district is intended to provide for the location of business centers to serve the needs of the community for convenience goods and services such as food, drugs, household supplies, automobile servicing, recreation, entertainment and other uses related to, but lesser in scope, than downtown core area uses. The C-1 district allows restaurants including drive –through establishments as a permitted use subject to site plan review, 17.84 Yelm Municipal Code (YMC). Site plan review is required for the drive through as this is an expansion of use. To have a walk in coffee shop with food service, site plan review is not required. If you choose to not open the drive through, you will need a business license. You will need to install (if there is not one there currently) an Reduced Pressure Backflow Assembly device. One of the requirements of the health department approval is that the existing septic system be inspected and approved for this use. Building setbacks are 15 feet from the front, 20 feet from the rear and 10 feet from the side property lines The maximum building height is forty (40) feet. Critical Areas All of Yelm is considered a critical aquifer recharge area. The City critical area maps indicate that the northeast corner of the property is located within a floodzone. All development is to occur outside of the floodzone. Site Plan Review Process 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. 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. State Environmental Policy Act Process An environmental checklist is required when the proposal creates 4,000 square feet or 20 or more parking stalls. A SEPA threshold determination will not be required for this project as proposed. Land Use Fees Site Plan Review $350.00 + $50 per 1,000 sq ft per gross floor area. 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 per ERU or $3,179 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. 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. Chapter 17.72 YMC requires an establishment for the sale and consumption of food and beverages to provide one stall per 200 square feet. A standard stall is 9 feet by 20 feet. The square footage is determined by the amount of floor space is being utilized by the restaurant. These requirements shall be regarded as the minimum, however, the owner shall be responsible for providing adequate amounts and arrangement of space for the premises, even if it is in excess of the minimum. City of Yelm Development Guidelines require that parking be paved. Parking plan shall be submitted with Site Plan Review. 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. Landscaping Types and Description The purpose of landscaping requirements is to preserve the aesthetic character of communities; to promote retention and protection of existing vegetation; and to reduce the impacts of development on drainage systems and natural habitats. 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. It is used around the perimeter of a site with a minimum planting area of eight-feet in width. When used adjacent to a building, a minimum five-foot planting area shall be provided. Type II landscaping will be required around the perimeter of the site. Type III landscaping is intended to provide visual relief where clear sight is desired. This type is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. The minimum width for Type III landscaping shall be six feet. Type III landscaping is required as a part of street frontage improvements. Type III landscaping on West Road shall include drought tolerant shrubs and bark instead of grass. Type IV landscaping is intended to provide visual relief and shade in parking areas. Parking shall have 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. Type V landscaping is to provide visual relief in storm water retention/detention areas with vegetation that is suitable and will thrive in hydric soils. 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. Refuse 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. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Existing access vehicular access into the site will need to be reviewed. The site plan submitted did not show how traffic movement and parking would be achieved. The travel lane for the drive-through window must have capacity for auto storage, and not interfere with onsite parking requirements. A Traffic Impact Analysis is required if the proposal creates 20 or more new pm peak hour trips into the system. Frontage improvements are required for all new development within the city. Frontage requirements include improvements to the roadway from the centerline of right-of-way back towards your property. This project will be required to complete frontage improvements along the property frontage of West Road. West Road is classified as a commercial connector. The commercial connector requires a total of 56 feet of right-of-way. Half street improvements include an 11’ travel lane, a 5’ shoulder, a 7’ planter strip and a 5’ sidewalk. 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. The TFC charges are based on the type of use proposed. Each use may be significantly different. For example, the traffic generated from a fast food restaurant is much greater than a “sit-down” restaurant. The Ordinance does not provide a listed use for an espresso stand, so the ITE Trip Generation 7th Edition manual is used. This manual also does not list an espresso stand, so the nearest use was determined to be a fast food restaurant with a drive through window. The manual lists the new pm peak trip to be 34.64 trips per 1,000 sq. ft. The City provides a 50% pass by credit. The trip generation rate is 17.32 per new pm peak hour trip. To determine the projects impact and fee, use the following formula for the use proposed: TFC payment required at building permit issuance. New Trip Generation Rate x gross floor area  1,000 x $1,321.00 = TFC Example: These numbers are for example purposes only Espresso: 17.32 x 600 sq. ft. = 10,392 ÷ 1,000 = 10.39 x $1,321.00 = $13,727.83 Traffic Facilities Charges may be applied to off-site improvements required to mitigate potential significant impacts attributed to the proposed development if the required improvements are capacity related. Water The proposed project is located in the City of Yelm’s water service area, and is 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). Cross Connection Control: Washington State Department of Health, in WAC 246-290-490 states that all group A water systems with 1000 or more connections are required by the department of health to develop and implement a cross control connection program. This program requires all commercial buildings and irrigation systems to have a Reduced Pressure Backflow Assembly device installed on the water services. A list of approved devices can be located at the above referenced Washington Administrative Code. Any existing well(s) will need to be abandoned per Department of Ecology standards and the water rights will need to be dedicated to the city. 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 located in the City of Yelm’s STEP sewer system service area and is not currently connected to the City of Yelm’s STEP sewer system. The site will be required to connect to a 3” inch sewer main located on the opposite side of West Road and extend the STEP sewer system onto the site as needed to support the existing and intended uses. This proposal will be required to install STEP tank(s) and associated equipment needed to operate with the City of Yelm’s step sewer system. This project will be required to install a City of Yelm STEP sewer tank(s) assembly. The size of the STEP tank will be based on peak flows as calculated by the developer’s engineer, which must be submitted as part of the civil plan review. Restaurants require a grease interceptor, to protect our STEP sewer system from grease. The size of both the STEP tank and grease interceptor will be based on peak flows as calculated by the developer’s engineer, which must be submitted as part of the civil plan review. Any on-site septic systems will need to be abandoned prior to site plan review approval. Commercial sewer connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $6,219.00 per connection (fee subject to change). An inspection fee of $145.00 per a connection will also be required. 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. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. Stormwater treatment for all impervious surfaces, such as internal and frontage streets is to be treated on site. The size and design would be reviewed as part of the site plan review and further review at civil plan submittal. An operations and maintenance agreement will be required. ADA Requirements Sites, buildings, structures, facilities, elements and spaces, temporary or permanent, shall be accessible to persons with physical disabilities. The Site Plan Review Committee will review all improvements for accessibility and compliance with relevant sections of Chapter 11 of the International Building Code. 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 International Codes, Uniform Plumbing Code and 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. An integrated sprinkler and fire alarm system may 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.