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412 Yelm Ave Jekel (2) City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597 Pre-Application Meeting May 9, 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: Dave and Kari Jekel Project Proposal: Convert Existing retail building into a Produce Market Project Location: 412 Yelm Avenue East (tax parcel number 22719340500) Zoning and Setbacks The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The purpose of the Commercial zone is to provide for the location of business centers to serve the needs of the community for convenience goods and services. Land Use Approval The proposed use is allowed in the C-1 zoning district and, provided there is no expansion of the existing building, no land use permit approval is required. Prior to occupancy, however, the site must be brought into conformance with current development regulations as described in these notes. Fees Civil Plan Review Billed on a cost recovery basis Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule 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, landslide hazard areas, and high ground water areas. Pre-Application Meeting Page 2 of 6 Landscaping 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. Existing landscaping does not meet current requirements, but is adequate for a change of use. The existing landscaping must be maintained and, if an irrigation system is present and utilized, an irrigation meter will be required to be installed along with an appropriate backflow prevention device. An irrigation budget will be established based on the amount of area landscaped and the Washington Irrigation Guide. The City monitors and limits irrigation usage to the established budget. Design Considerations A trash enclosure that fully screens required garbage and recycling bins is required if not present currently. 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. Chain link fencing is not allowed in the Mixed Use Design Guideline District. Prior to occupancy of the building, all chain link fencing must be removed. Solid wood fencing or other ornate fencing is an appropriate component of landscaping within the Mixed Use district. Storage Section 17.57.060 states “In the conduct of any business, the storage of merchandise, raw materials, equipment, fixtures, scraps or solid wastes shall comply with the following requirements: A. Every reasonable effort shall be made by persons operating a business to store all such materials within an enclosed building, with the following exceptions: 1. Where such inside storage is not practical or desirable for reasons related to health, fire or safety codes; 2. Where the outside storage of merchandise, manufactured products or raw materials is normal and standard practice, such as in the sale of automotive equipment, mobile homes, lumber, gardening materials, nursery stock and the like, or on the site on construction projects; Pre-Application Meeting Page 3 of 6 3. When materials or products are temporarily stored outside incidental to shipping, delivery, loading or unloading thereof. B. Outside storage shall be maintained in an orderly manner consistent with good housekeeping practices and shall be: 1. Effectively fenced and screened from all residential areas and public rights-of- way (an eight-foot solid fence is presumed to effectively screen outside storage, not all outside storage requires an eight-foot solid fence); 2. Consistent with fire, safety, health and sanitary codes and industry practices. Outdoor display of produce is not considered normal and standard practice as defined above. On this site, the outdoor display of produce could occur under the covered eve that extends out into the parking area, but cannot be located within required parking areas, pedestrian pathways, or on the unimproved gravel area. You have the option of applying for outdoor retail display through the Site Plan Review process. This process requires the entire site to be brought into current code standards, including, but not limited to additional paved parking and associated stormwater treatment and disposal, updated landscaping, and road frontage improvements. Parking 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 retail uses to provide a minimum of one parking stall for every 250 square feet of gross floor area. Based on a building size of 8,300 square feet, 33 parking spaces would be required. There are currently less than 15 improved parking spaces on the site. 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. Prior to occupancy, a parking plan showing the required number of improved spaces will be required. Pre-Application Meeting Page 4 of 6 Transportation The existing ingress and egress at the site is consistent with the Yelm Development Guidelines and should be maintained. 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. The proposed use does not generate more traffic than the previous use so, unless the building is expanded, no TFC is due. Water The site is currently connected to the City of Yelm water system. There is an existing 6” asphaltic concrete water line located near the middle of the property which will need to be protected during any construction. No structures may be located within 15 feet of this water line. If there is an irrigation system currently operating, an irrigation meter will be required be installed with an approved backflow prevention device. The property is currently not protected for potential cross-connection contamination as required by Section 246-290-490 WAC. Prior to occupancy of the building, an approved backflow prevention device will be required to be installed and tested by the applicant and approved by the City of Yelm. Sewer The proposed site is currently connected to the City of Yelm’s STEP sewer system and is served by a 1,000 gallon STEP Tank adequate to provide service for a retail store. Any change of use or expansion would require a re-evaluation of the STEP tank size. Stormwater The existing stormwater system must be maintained to accommodate stormwater runoff from existing impervious surfaces on the property. If additional paved parking is provided, or the impervious area is changed in any way, a stormwater report prepared by a licensed engineer will be required. Pre-Application Meeting Page 5 of 6 Civil Plan Review If additional paved parking is constructed, Civil Plans prepared by a licensed engineer will be required. 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. 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. 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. 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: 1. Interior alterations and improvements will be reviewed under chapter 34 of the International Building Code or the International Existing Building Code. 2. New or revised plumbing and HVAC shall meet the requirements of the Uniform Plumbing Code and International Mechanical Code. 3. All new construction shall meet the 2009 Washington Energy Code. Alterations where practical shall meet the 2009 WEC 4. A minimum of two exits separated by code minimum shall be maintained. Both exists must be accessible and open during hours of operation. Emergency lighting shall illuminate access to the exits. 5. Electrical alterations will be permitted and reviewed by Labor and Industries Pre-Application Meeting Page 6 of 6 6. Condensation from coolers and ice machines shall be air gapped for cross connection control 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.