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Petersen Presub notes City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting May 3, 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: Kellie Petersen Project Proposal: Convert residential structure to catering kitchen, and possible café. Project Location: 309 Jefferson St Tax parcel number 64420900500 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. The CBD allows restaurants as a permitted use as part of the site plan review process. The CBD does not have standard setback requirements, however buildings and structures shall be located, arranged and designed so as to promote, enchance and provide continuity with existing rights of way, roads, streets and landscaping on adjacent lots. 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 Process Site plan review and approval shall be required prior to the use of land or building for the location of any commercial, industrial or public building or activity, including environmental checklist review, and for the location of any building in which more than two dwelling units would be contained. Additionally, site plan review shall be required for any allowed, regulated or special use activity on lands containing a wetland or wetland buffer areas pursuant to the requirements of Chapter 14.08 YMC. Exemptions from site plan review and approval shall be granted by the site plan review committee if: There is no addition of square feet or no additional tenant, or the expansion is for storage only (future conversion of storage area would require compliance with this chapter); The proposed use is similar as classified by the Standard Industrial Code Classification Manual; The building has been occupied within the previous 18 months. 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 Fee $1,321.00 per peak PM trip 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 Water Meter Fee Based on meter size Fire Impact Fee $0.32 per 1,000 square feet of gross floor area. 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 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. 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. Parking shall be located off street. Chapter 17.72 YMC requires an establishment for the sale and consumption of food and beverages provide one stall per 200 square feet of gross floor area. A standard stall is 9 feet by 20 feet. At 1,228 sq. ft. 6 stalls are required. The CBD district allows the SPRC to adjust parking requirements when it will not create an adverse impact on existing or potential uses adjoining the property. Angled parking is allowed on the “east/west” streets within the CBD. 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 Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. 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 is required to complete frontage improvements along Jefferson Street. Jefferson is classified as Local Access Commercial. The Local Access Commercial requires a total of 58 feet of right-of-way. Half street improvements include an 11’ travel lane, a 7’ parking lane, a 6’ planter strip and a 5’ sidewalk. Section 4B.080 (C) Yelm Development guidelines allows the City to determine when frontage Improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. 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. To determine the projects impact and fee, use the following formula for the use proposed: TFC payment is 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 Cafe 6.13 x 1,228 sq. ft. = 7,527.64 ÷ 1,000 = 7.53 x $1,321.00 = $9,947.13 Credit for existing office: 3.68 x 1,228 = 4,519.04 ÷ 4.52 x $1321.00 = $5,970.92 Total TFC : $3,976.21 Water The proposed project is located in the City of Yelm’s water service area, and is currently connected to City water service. If the proposal is projected to use more than 875 cubic feet per month, additional water connections may be required. 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 This site is connected to City sewer services by a shared tank; 305 Jefferson and 308/310 Yelm Ave E. The tank size is 4500 gallons. A civil engineer’s report on the tank sizing for that tank showing current and expected tank needs, and whether the current tank can handle the loading created by the Kitchen/Café use of the building is required. This report should also include the pretreatment of grease. If the proposal is projected to use more than 875 cubic feet of water per month, additional sewer connections may be required. Restaurants require a grease interceptor, to protect our STEP sewer system from grease. The kitchen plumbing will need to separated and routed through an appropriate grease interceptor or grease trap and the trap/Interceptor will need to be serviced on a regular basis by an outside company to keep it clean and free of grease buildup. Kitchen grease waste and bathroom waste need to be separated so that the grease can be processed and reclaimed. Septage is treated differently and cannot be reclaimed in the same way. 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. 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 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. Additions, alterations, repairs and change of occupancy will be based on Chapter 34 of the International Building Code or the International Existing Building Code. New and existing buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Some, but not all factors reviewed will be: Life /Safety: Restaurant shall have a 5 foot wide paved pathway to a public street. Restaurant shall have exits sized according to their occupancy number. All employees/patrons shall be within reasonable distance from a public restroom. Fire lanes and hydrants shall be provided to cover all structures. Hydrant placement and fire lanes shall meet International Fire Code requirements. Seismic design: Conversion of a residence to a restaurant shall meet seismic and lateral requirements of a B or A Occupancy. Accessibility: An accessible circulation path shall be from the restaurant and off street parking and/or bus stop. Slope shall be a maximum of 5% with a cross slope of 2%. Changes of elevation greater then 5% shall be accessible ramps. Restaurant and any public buildings shall have one accessible entrance minimum One accessible parking stall shall be made available for each 25 parking stalls. One van accessible parking stall for each accessible parking stall is required. Parking lot shall be striped and signed accordingly All restrooms and fixtures shall meet ADA requirements Energy Code. Conditioned space shall meet the 2009 Washington State Energy Code: The restaurant shall be heated, insulated and ventilated per the WEC and the International Mechanical Code Building Plans showing conformance to the above requirements and any other items deemed necessary 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.