412 Yelm Ave Borrelli
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
Pre-Application Meeting
June 6, 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: Tamborine Borrelli
Project Proposal: Convert Existing retail building into Spiral Cafe
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. The C-1 zone allows for food service as a permitted use subject to site plan review.
Site Plan Review Process
This project requires a site plan review approval.
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.
Applicable Land Use Fees including but not limited to:
Site Plan Review = $350.00 +$50.00 per 1000 square feet of gross floor area.
Transportation Impact Analysis = (actual charges incurred)
Water = $5,348.00 per ERU
Sewer = $6,394.00 per ERU
Transportation Facility Charge (TFC) = $1,321.00 per new PM Peak Hour Trip
Civil Plan Review Fees = (actual charges incurred).
Building Permit Fees based on valuation
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.
State Environmental Policy Act Process
This project is exempt from a SEPA threshold determination.
Design Review
Street Fronts (other than pedestrian-oriented street)
All development for properties not on pedestrian oriented streets shall include site planning measures to create an attractive street edge, accommodate pedestrian access, and support
downtown design objectives. Examples of requirements based on Downtown Goals and Policies are stated in the following:
Define street edge with building landscaping or other features.
Provide direct access to building fronts from the sidewalk.
If parking is adjacent to street frontage, provide substantial landscaping to spatially define the street edge and create a distinctive perimeter along the street front.
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 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
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.
Chapter 17.72 YMC requires a restaurant to provide one parking space for every 200 square feet of gross floor area. For the classroom area, one stall for every 10 occupants based on
the maximum occupancy load.
A standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. A loading space must accommodate a truck 45 feet in length, 12 feet in width, and 14 feet tall.
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 is required. Existing landscaping must be augmented to meet this requirement.
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 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 stormwater retention/detention areas with vegetation that is suitable and will thrive in hydric soils.
Type VI landscaping is intended to create a decorative landscaped display with colorful flowers or foliage as focal setting for signs.
Transportation
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Frontage improvements are required. Yelm Avenue is considered an Urban Arterial
which requires a 12 foot center turn lane, an 11 foot drive lane, a 5 foot bike lane, 8 foot planter strip and 6 foot sidewalk. The turn lane and drive lane are installed, the curb,
gutter, planter strip and sidewalk would need complete. The City has an opportunity to grant a deferral of these improvements. The deferral request would need to be included with
the site plan review application.
The site was previously used for equipment rental, which is classified as a miscellaneous retail use. The credit for trips previously generated is 17 pm peak hour trips. The spiral
café is classified as a sit down restaurant, which encompasses the class space as a “banquet room”. The trip generation for a sit down restaurant is 6.13 pm peak hour trips per 1,000
square feet, which is 42 trips. The new pm peak hour trips would be 25, and requires a traffic impact analysis. A traffic scoping worksheet shall be submitted with the site plan review
application to determine the traffic impact from this proposal.
The City of Yelm has adopted a Transportation Facility Charge (TFC) of $1,321.00 per PM peak trip generated by new development.
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 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.
Water use calculation estimate will determine if additional water connections are required. 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). Water connection fees are payable at building permit issuance.
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. A change of
use to a restaurant would require a re-evaluation of the STEP tank size, and most likely an increase in tank sizing.
Food preparation requires a grease interceptor. The site does not currently have a grease interceptor.
Sewer connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $6,394.00 per connection (fee subject to change). An inspection fee of $145.00
per connection is also required.
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.
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.
Building, ADA and Fire Protection
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 for a restaurant and class space will be:
Building Life Safety
Fire sprinkler
A restaurant over 1500 net square feet(100 Occupancy) will have fire a sprinkler system
A Dance floor over 350 square feet will have fire a sprinkler system for the restaurant
A fire lane and access to fire hydrants and FDC shall be provided on site. All exterior wall surfaces of the building shall be within 150 feet of a fire hydrant.
Exits
Occupancies of 50 will have two exits. Exits shall be spaced per the IBC. Exits are not allowed through a kitchen area.
Panic hardware required on the restaurant exits.
The restaurant and Class space will be separated by a two hour fire barrier.
The restaurant will need one restroom for each sex, each restroom will have a water closet and lavatory.
The class space will need t one restroom for each sex, each restroom will have a water closet and lavatory. If the class room is to share facilities with the restaurant add one water
closet for a total of two to each restroom.
All exits will have exit signs and emergency lighting
Accessibility.
All required exits shall be accessible entrances and have a five foot wide path to a public way. Also an accessible path shall connect the accessible parking and the building entrances.
All restroom facilities shall be accessible.
Fixed booths or tables shall have available accessible seating.
An accessible path shall connect all primary function areas to the exits and their accessory uses.
HVAC Energy
The restaurant and class room will be brought as close as possible to the current WEC
Heating/cooling and ventilation shall meet the current WEC and Mechanical Codes
The menu will reviewed for hood and fire suppression systems requirements.
Plumbing
All new plumbing will meet the current UPC
A grease interceptor will be required
Current kitchen expansion
Any of the above thresholds noted above crossed during the expansion of the current business will apply also.
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.