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104 Yelm Ave E - Spiral 071812 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: Tamborine Borrelli Owner: Linda Hollis Project Proposal: Sprial Café Project Location: 104 Yelm Avenue East, Tax parcel number 64400600800 Proposal The building at 104 Yelm Avenue East was previously an art studio and frame shop, which are classified as retail sales. The proposal is to construct a commercial kitchen and small seating area for the Sprial Café, which would focus on take out, delivery, and catering. 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 allows restaurants as a permitted use. 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 not required for this proposal as the retail and food service are within the same division according to the SIC. Fees Applicable including but not limited to: Water = $5,348.00 per ERU (if required) Sewer = $6,394.00 per ERU (if required) Sewer Inspection = $145 per ERU (if required) Transportation Facility Charge (TFC) = $1,321.00 per new PM Peak Hour Trip 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 restaurant generates 6.13 trips. Based on a building size of 1,166 square feet, the TFC would be $5,745.28. ((6.13-2.4)*(1,166/1,000))*$1,321 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 building does not currently contain a grease interceptor, which will be required for a commercial kitchen. Grease interceptors may be a 1,500 gallon holding tank or a hydro-mechanical device, which must be sized according to Chapter 1014 of the Uniform Plumbing Code 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 The new occupancy of the building will not trigger the need for fire sprinklers or additional fire hydrants to protect the building. 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. New and existing buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. The determining factor will be the occupancy number assigned to your conversion from retail space to an assembly space. Some, but not all factors reviewed for the restaurant will be: Based on a gross building area of 1,166 sq. ft., the restaurant will have a occupancy of 12. The one existing exit will be sufficient, but emergency lighting will be required. All required exits shall be accessible entrances and have a five foot wide path to a public way. With an occupancy of less than 15, one accessible unisex restroom will be required. Fixed booths or tables must have available accessible seating. An accessible path shall connect all primary function areas to the exits and their accessory uses. Retail counters shall be accessible. The restaurant must be brought as close as possible to the current Washington Energy Code (WEC). Heating/cooling and ventilation must meet the current WEC and Mechanical Codes All grease laden vapors have to be ventilated by a Class I Hood. All new plumbing must meet the current Uniform Plumbing Code. Because the previous and proposed occupancies are Category II, no seismic upgrade will be required A tenant improvement permit which includes plans that show conformance to the above requirements will be needed. Five (5) sets of plans, one of which may be half scale, energy calculations and specifications will be required. Allow at least 4 weeks for tenant improvement permit review.