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717 Yelm Ave - Mariachi Alegre  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting March 28, 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: Gail Wyman – Mariachi Alegre Project Proposal: Expand front garden area into outdoor seating Project Location: 717 Yelm Avenue East Tax parcel numbers: 22730120101 Zoning and Setbacks The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The (C-1) district allows for restaurants as a permitted use, subject to Site Plan Review. Chapter 17.84 YMC states that site plan review and approval shall be required prior to the use of land or building for the location of any commercial activity. Exemptions are granted when there is no addition of square feet or no additional tenant, the expansion is for storage only, or the proposed use is similar as classified by the Standard Industrial Code Classification Manual. Creating additional seating does not meet the site plan review exemption, and the entire site must be brought into compliance with current code standards. It is unclear from the site plan submitted if you intend to cover this seating area. Please note that these notes are based on outdoor seating being an ancillary use and seasonal. If at any time the outdoor seating becomes enclosed and available as “year-round” seating, additional conditions would apply. A site plan review approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Building setbacks are 15 feet from the front, 20 feet from the rear and 10 feet from the side property lines. The proposed location for outdoor seating is consistent with these setbacks. The maximum building height is forty (40) feet. Critical Areas The City critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas. All of Yelm is considered a critical aquifer recharge area. Protection measures for development within a critical aquifer recharge area are met through treating and disposing of stormwater through an approved stormwater system. State Environmental Policy Act Process A SEPA threshold determination is required for commercial projects over 4,000 square feet or 20 or more parking stalls. This expansion is exempt from SEPA review. Land Use Fees Commercial Site Plan Review $350.00 + $50 per 1,000 sq ft per gross floor area. Traffic Impact Fee $1,321 .00 per peak PM trip Sewer Connection Fee $6,394 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,348 per ERU Water Meter Fee Based on meter size Fire Impact Fee $0.32 per square foot Design Review The restaurant is located in the Mixed Use design district and any expansion must meet the standards of the Yelm Design Guidelines. The guidelines establish goals for the look of development within each district and provide a number of methods to achieve each guideline. The following design elements will be reviewed as part of the land use review process, although the existing facility may already provide consistency with these standards. For example, if the proposed expansion does not trigger the need for a larger trash enclosure, then nothing further would be required but if a larger trash enclosure were needed, it would have to meet the design guideline requirements. 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 minimum 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. Pedestrian Circulation The following elements must be provided as part of the site plan for new developments: All pedestrian paths must comply with the ADA. Adequate lighting must be provided for pedestrian access. Walkways should be integrated with the required parking lot landscaping. Provide pathways through parking lots Integrate transit stops into the planning of site improvements Provide weather protection such as a canopy to create a covered pedestrian open space. Provide at least 200 square feet of landscaping at or near the entry. Provide pedestrian facilities such as benches, kiosks, or bicycle racks. Provide pedestrian scaled lighting Adjacent window displays Provide artwork or special pedestrian scaled signs 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 restaurants to provide for one (1) parking stall for each 200 square feet. The restaurant at 7,347 square feet requires 36 parking stalls. As an ancillary seasonal use, it appears that the increased seating area will not trigger additional parking stalls, however if at anytime the seating is enclosed for “year-round” use, a total of 41 approved parking stalls would be required. A standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. When the landscaping is converted to outdoor seating, the remaining sidewalk between the seating area and parking stalls must be a minimum of 5 feet in width to meet the Americans with Disabilities act. The current configuration with wheel stops may need to be changed, as the vehicle overhang from the wheel stops cannot intrude into the ADA pathway. 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. Building Design and Details To encourage buildings that are comfortable at a human scale, at least three of the following features must be incorporated into the building design: Balconies in upper stories Bay windows Pedestrian oriented space Individual windows Gable or hipped roof Porch or covered entry Spatially defining building elements that define an occupied space Upper story setbacks Composing smaller building elements near the entry or pedestrian oriented street fronts To ensure new development is compatible with Yelm’s architectural size and character, at least two of the following features must be incorporated into the building design: Upper story setback Horizontal building modulation Modulated roof line Building articulation To encourage unique, identifiable architectural features at intersections, at least one of the following features must be included on a façade facing a public street: Decorated roofline Decorative treatment of windows and doors Decorative railings, grill work, or landscape guards Landscape trellises Decorative light fixtures Decorative building materials (masonry, wood details or patterns) Concrete block walls must use textured blocks, colored mortar or a mix of other masonry types. Metal roofing must be of high quality with a standing seam and cannot be brightly colored. Concrete must be architecturally treated. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. The building is existing and meets the intent of the design guidelines. Additional roofing for covered seating will be reviewed to assure compliance with the above 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. Existing perimeter landscaping appears to meet this requirement, however there the proposal creates a loss of landscaping adjacent to the building and parking. Enhancement of parking lot landscape islands or increased building articulation or planters may meet the landscape intent. Type III landscaping is intended to provide visual relief where clear sight is desired. It is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking. This is typically a 6 foot planter strip with street trees. This landscape is existing with Yelm Avenue improvements, and meets minimum requirements. 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. No parking stall shall be located more than 50 feet from a tree. The proposal creates a loss of landscaping adjacent to the parking. Enhancement of parking lot landscape islands or increased building articulation or planters may meet the landscape intent. Type V landscaping is intended to provide visual relief in stormwater retention/detention areas. The stormwater facility is existing and meets this requirement. Transportation Frontage improvements are required for all new development within the city, including expansions of uses that require a site plan review approval. Frontage requirements for Yelm Avenue are complete. The City of Yelm has adopted a Transportation Facility Charge (TFC) of $1,321.00 per PM peak trip generated by new development. The TFC is a onetime payment that funds transportation projects that maintain the level of service throughout the City. 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. As an ancillary seasonal use, the general trip generation for a restaurant does not change. If at any time the outdoor seating becomes enclosed and available as “year-round” seating, an additional TFC will apply. A sit down restaurant creates .6.13 trips per 1,000 square feet. The addition of 1,000 sq feet of building expansion would result in a TFC of $8,097.73 (6.13 * $1,321). Water The proposed project is located in the City of Yelm’s water service area and is currently connected to the City of Yelm’s water system. Water connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $5,348 per connection (fee subject to change). As an ancillary seasonal use, it appears that the increased seating area will not trigger an additional water connection. If at any time the seating is enclosed for “year-round” use, additional water usage will be reviewed. All commercial and industrial buildings are required to provide for cross-connection control through the provisions of a back flow prevention device installed on water services, and double detector check valves on irrigation meters. A list of approved devices can be found at Chapter 246-290-490 WAC. It appears that your irrigation system is run from your potable water meter. It may provide you cost savings if you install an irrigation meter. An irrigation meter may become a requirement in the future due to the City’s water conservation efforts. 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. Sewer The proposed site is currently located in the City of Yelm’s STEP sewer system service area and is currently connected to the sewer system. Commercial sewer connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $6,394 per connection (fee subject to change). An inspection fee of $145.00 per connection will also be required. If at any time additional water connections are required, additional sewer connections would be required, as well as review of the current system to assure adequate storage. Fire Protection All projects need to have fire protection 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 lanes and hydrants shall be provided to cover all structures. Hydrant placement and fire lanes shall meet International Fire Codes requirements. Yelm has approved a Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC of $0.32 per square foot of new development. 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. As proposed, the stormwater system would not have to be changed unless additional parking or frontage improvements were required through the permitting process. 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 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: Each patio seating area shall have a minimum of a 36 inch unencumbered exit opening. A 44 inch exit path shall be maintained from all required exits from the building to the parking lot Table seating shall be arranged to allow a minimum of 36 inch path to the exit opening. Add 19 inches for each chair perpendicular to aisle. No seating or tables shall intrude into the exit path. Paths shall have a minimum of 1 foot candle illumination. Paths will be part of the accessible circulation path Accessibility: An accessible circulation path which shall include from seating to the exit and from public restrooms to seating. Slope shall be a maximum of 5% with a cross slope of 2%. A clear width of 1.5 foot for maneuvering clearance shall be maintained on the latch side of the main entry Changes of elevation greater than 5% shall be accessible ramps. 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. Building: Any proposed changes to the building will require a building permit. Alteration to any building component may require engineering Fencing or barricades required by other jurisdictions will be reviewed and permitted. 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.