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104 Yelm Ave E - Caldwell 062012 City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting June 20, 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: Jessica Caldwell Owner: Linda Hollis Project Proposal: Operate Yoga Studio in previous retail site Project Location: 104 Yelm Avenue, Tax parcel number 64400600800 Zoning 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 health/exercise club. Site Plan Review Process Site plan review and approval is required prior to the use of land or building for the location of any commercial, industrial or public building or activity. The change of use of a building is exempt from site plan review when the proposed use is similar as classified by the Standard Industrial Code (SIC) Classification Manual to the old. Site plan review is required as the change of use from retail to service is not similar according to the SIC. 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. 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. 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 An existing building being converted to a new use and no construction proposed outside the building itself is not subject to any critical areas requirements, even if there were mapped critical areas nearby. State Environmental Policy Act Process This project is does not require a SEPA threshold determination. Design Review The Yelm Design Guidelines require all buildings on a “Pedestrian Oriented Street” include site planning measures to define the street edge, encourage pedestrian access and provide amenities and support downtown design objectives. Buildings must present a “Pedestrian oriented façade”. The guidelines also 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. Further, pedestrian circulation that meets ADA, has good lighting, provides pathways through parking lots, has weather protection near entrances, and has ameneties such as benches is required. The existing building meets all these applicable design guidelines. Parking Chapter 17.72 YMC requires places of assembly, without fixed seats to provide one parking stall for every 10 occupants based on maximum occupancy load. The minimum parking requirements may be adjusted in this district through the site plan review process. Because the building is not being expanded and is simply a new tenent in an existing space, the parking requirements will be adjusted through the site plan approval to only require existing on-street parking as provided now. 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. As the exterior of the site is not changing, no additional landscaping or screening is required. Transportation The City of Yelm has adopted a Transportation Facility Charge (TFC) of $1,321.00 per PM peak trip generated by new development. The previous use as retail generates 2.4 new pm peak hour trips per 1,000 square feet. A health club/exercise facility creates 1.37 trips. No TFC charges are required. Water The site is currently connected to the City of Yelm water system. 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. 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 6,000 gallon STEP Tank adequate to provide service for this use. The addition of a “smoothie bar” or any 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. Fire Protection All projects need to have fire protection pursuant to the International Fire Code. The new occupancy of the building will not trigger the need for fire sprinklers or additional fire hydrants to protect the building. 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 (Tenant Improvement) 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. The determining factor many of the requirements listed below will be the occupancy number assigned to the building after conversion from retail space to an assembly space. Some, but not all factors reviewed for the Yoga Studio will be: Building Life Safety Occupancies of 50 will have two exits. Exits shall be spaced per the IBC. The Yoga Studio may need one restroom for each sex, each restroom will have a water closet and lavatory. Determination will be on total occupancy 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. Retail counters and fitting rooms shall be accessible. HVAC Energy The Yoga Studio will be brought as close as possible to the current Washington Energy Code (WEC) Heating/cooling and ventilation shall meet the current WEC and Mechanical Codes Plumbing All new plumbing will meet the current Uniform Plumbing Code A grease interceptor will be required for potential smoothie bar Both occupancies are Category II and no seismic upgrade is required Plans showing conformance to the above requirements and any other items deemed necessary may be submitted along with 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. Allow at least 2 weeks for the plan review.