102 Yelm Ave - Bowman 020112
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
Pre-Application Meeting
February 1, 2012
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: Joe Bowman
Representative: RDJ Productions
Owner: Steve Craig
Project Proposal: Convert to Teen “club house”
Project Location: 102 Yelm Avenue, Tax parcel number 64400600900
Zoning and Setbacks
The property is zoned Central Business District (CBD) which is codified at Chapter 17.24 YMC. The CBD district is intended to provide for an area for high intensity uses or mixtures
of uses for general commercial, retail, service and multi-dwelling activities, to promote the special characteristics of the existing downtown Yelm area, and to provide a pedestrian
shopping atmosphere.
The CBD district does not specifically list this use as an allowed use, however it does allow for similar uses with a finding of approval from the site plan review committee. This use
is similar to a fraternal club or organization where the site is used as a social gathering place.
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 groundwater
areas.
Site Plan Review Process
17.84.010 Generally – Committee membership.
A. 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.
B. Exemptions from site plan review and approval shall be granted by the site plan review committee if:
1. 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);
2. The proposed use is similar as classified by the Standard Industrial Code Classification Manual;
3. The building has been occupied within the previous 18 months.
Site plan review is not required as this is not an expansion of use, the use is similar to preexisting use and the building has been occupied within the last 18 months.
Water:
The site is connected to City water services. All commercial buildings are required to provide for cross-connection control through the provisions of a back flow prevention device installed
on water services. A list of approved devices can be found at Chapter 246-290-490 WAC. An RPBA shall be installed prior to the any further use within the building
Sewer:
The proposed site is currently connected to the City sewer system. If there is any food preparation on site, a grease interceptor is 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.
Fire Impact Fee pursuant to Section 15.40.020 (B) (6) YMC is established at a rate of $0.32 per square foot of development for all new development I the City of Yelm.
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.
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:
The proposed use changes the Occupancy from and A-3 (Theater) to an A-2 Occupancy (Night Club) per the International Building Code (IBC)
The building is on the City of Yelm Historical Register. As such change of Occupancy requirements per Chapter 34 of the IBC may use the Historic Building sections.
As a Historic Building the requirements of full fire protection of a night club cannot be waived.
Accessibility:
Alterations and repairs shall meet the Accessibility requirements of Chapter 34 of the IBC
Energy Code/HVAC
Changes to conditioned spaces shall meet the 2009 Washington State Energy Code.
Occupancy change to a night club increases the VAQ requirements. Ventilation plan will need to be submitted as part of the building plan review.
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.