105 Van Trump Conely boarding house
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
Pre-Application Meeting
October 24, 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: Mike Conley
Project Proposal: Convert residence to boarding house
Project Location: 109 Van Trump
Parcel Number: 64421700500
Property Background and Characteristics
The property currently has an active building permit for a single family residence.
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 property is located within the “Old Town District” of the Yelm Design Guidelines.
Residential uses, including boarding houses, are a permitted use in the Central Business District, as are hotels and motels and multi-family dwelling units.
A boarding house is defined by the Yelm Zoning Code at 17.06.150 YMC as “a dwelling unit having only one kitchen, and used for the lodging (with or without meals), for compensation,
of not more than five persons in addition to the related family members or operator of such dwelling unit.”
For zoning purposes, a boarding house must be occupied by a resident who is the owner or renter of the home who then rents rooms within the home on a monthly basis.
If the proposal is to rent all 5 bedrooms in the home on a month to month basis, the use would not be considered a boarding house by the zoning code, but rather a multi-family dwelling
unit.
If the proposal is to rent any or all of the bedrooms on a transient basis, the use would not be considered a boarding house by the zoning code, but rather a motel or hotel.
Whether the building is used as a boarding house, motel, or multi-family dwelling unit by the zoning code, the required site improvements are the same unless otherwise stated.
Development Standards
Water
The proposed project is located in the City of Yelm’s water service area and is connected to City water service. If the boarding house requires additional ERUs, they will need to be
purchased. This site currently has one ERU.
A back flow device will be required for this project (a reduced pressure backflow assembly).
An irrigation meter will be required if an irrigation system is proposed for required landscaping. An irrigation budget based on the Washington Irrigation Guide will be provided and
irrigation usage is monitored through the irrigation season. Once the annual water budget is used, the City will lock the irrigation meter.
Irrigation devices and design shall provide for no overspray onto permeable surfaces, with separate stations or zones based on watering requirements with weather based irrigation controllers
to promote water conservation.
Sewer
The proposed site is currently located in the City of Yelm’s STEP sewer system service area and is connected to City sewer service.
The new residence was required to install a 1500 gallon STEP tank per the development guidelines for a 5+ bedroom house. The tank and appurtenances have been installed and the tank leak
test and service line pressure test have been completed. The system still needs a final inspection for installation to be complete.
Table 2 in section 7C.020 of the City of Yelm Development Guidelines shows an estimated peak-day sewer flow for boarding houses of 50 gallons per resident per day.
Any non-resident boarder will contribute an additional flow of 10 gallons per day. The Applicant will need to have a civil engineer demonstrate that the installed 1500 gallon tank is
adequate to service the boarding house. Section 7C.020 further states:
”Underestimating the wastewater flow anticipated to be received by either the STEP tank or primary tanks by the property owner or the owner’s designer based on estimated use will result
in the property owner increasing the septic tank holding capacity to meet the above criteria. Refusal to increase the size of the septic tank to meet the design criteria will result
in discontinuance of sewage collection services.”
Connection fees for the sewer system are based on 875 cubic feet per month per ERU (Equivalent Residential Unit). Once tank Sizing calculation are completed, the applicant will be responsible
to pay any required connection fees over and above those that have already been paid if calculations show more ERU’s are required.
Commercial food preparation at this property will require the installation of a grease trap/interceptor per UPC.
Transportation
Frontage improvements will be required along the property frontage of Van Trump Street. Van Trump Street is considered a Local Access Commercial and includes half street improvements
of an 11 foot drive lane, a 7 foot parking lane, curb and gutter, a 6 foot planter strip, and a 5 foot sidewalk.
To incorporate the “Old town theme”, the City will allow a modified commercial collector, which incorporates angled parking on the east/west streets within the CBD. Angled parking along
Van Trump would be allowed.
Landscaping of the six foot planter strip includes street trees and ground cover.
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140.
Parking
The requirements for off-street parking and their design are the minimum, provided that the owner is responsible for providing adequate amounts and arrangement of space for the particular
premises even though such space is in excess of the minimum in the code.
Chapter 17.72 YMC requires minimum parking requirements; however the owner or developer shall be responsible for providing adequate space for the particular premises.
**A boarding, lodging and rooming house is required to have a minimum of 1 ½ parking stalls for each sleeping room. A 5-room boarding house would require 8 parking stalls.
**A hotel/motel requires one parking stall for each unit, plus one stall for the greatest number of employees on a single shift.
**A multi-family unit requires 2 parking stalls per unit. A 5 unit multi family dwelling requires 10 parking stalls.
A standard parking stall is 9 feet by 20 feet. All parking areas must be surfaced with asphalt or concrete, and shall be striped and landscaped to the standards of the development guidelines.
The parking area and drive aisles require landscaping to include planter islands with a mixture of evergreen and deciduous, trees and shrubs to provide visual relief and shade.
As part of frontage improvements on Van Trump, angled parking would be allowed and could contribute to the parking requirements stated above.
Stormwater
Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual.
Above ground stormwater facilities require that slopes be planted with vegetation that is suitable with hydric soils, and incorporate onsite landscaping to provide visual relief.
Infiltration galleries with underground pipes are classified by the Washington Department of Ecology as an Underground Injection Control Stormwater Well which have specific requirements
relating to stormwater treatment and must be designed to the 2005 Stormwater Management Manual for Western Washington.
Building Construction & 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.
Boarding Houses may be R-1 or R-2 occupancies. The occupancy is dependent upon being transient or non transient. Transient is defined as “Occupancy of a dwelling unit or sleeping unit
for not more than 30 days”, Section 310.2 IBC. Unless specifically stated the code requirements apply to both R-1 and R-2 occupancies.
Walls/floors separating sleeping units shall be a fire partition of one hour. A half hour partition may be substituted when a NFPA 13 fire suppression is installed.
An NFPA 13 R fire suppression system with quick response heads may be installed but no exceptions for fire suppression will be granted.
Fire Alarm pull stations, horns and strobes and tamper switches shall meet NFPA 72
Fire Lanes and fire hydrants shall meet the International Fire Codes requirements for support of fire suppression protected buildings.
Smoke and CO2 detectors shall be required
R-1 detectors are tied into the notification system required by NFPA 72
Detectors are located in sleeping rooms and the areas in the vicinity of the sleeping rooms
Per table 1004.1.1 Occupancy of 16
Exit and exit access stairways shall be a minimum of 36 inches in width, hand rails located on each side and be continuous with extensions. Rise of stair shall be 7 inches and the run
11 inches
One 36 inch egress door is required. Landing shall be the same elevation as the floor, the width of the door and a length of 44 inches. The length of a landing for a R-2 is 36 inches.
The egress door shall be an accessible entrance.
An accessible five foot path shall be from the accessible entrance to parking and public transportation if available. Slope shall be a maximum of 5% with a cross slope of 2%. Changes
of elevation greater than 5% shall be an accessible ramp.
One signed van accessible parking stall shall be required.
One accessible unit shall be required. An interior accessible route shall be required to all primary functions such as kitchens, decks, patios, living room and reading rooms
All door hardware, switches, controls, kitchens and accessible unit bathroom shall comply with Chapter 10 of ANSE 117.1
Note you may be exempt from the accessible requirements by section 1103.211 as an R-1, if the Boarding House is also your primary residence.
Conditioned space shall meet the 2009 Washington State Energy Code:
The Boarding House shall be heated, insulated and ventilated per the WEC and the International Mechanical Code
The approved residential plans, with a whole house fan in each sleeping room meets the requirements. Verify source of outdoor air.
Plumbing and fixtures shall meet the Uniform Plumbing Code
A residential house and a boarding house are occupancy category II. Current design for lateral, seismic and snow loads are adequate unless conforming to the above requirements alters
the structure.
Building Design
Buildings in the CBD shall be located, arranged, and designed so as to promote, enhance and provide continuity with existing rights-of-way, roads, streets, and alleys, and the maximum
building height is thirty five (35) feet.
Perimeter landscaping is required to provide visual relief, and consists of an eight (8) foot planter strip with groupings of evergreen and deciduous trees, and shrubs.
A larger perimeter landscape is required to provide a dense sight barrier and physical buffer between conflicting uses, and consists of a fifteen (15) foot planter strip with a combination
of evergreen and deciduous trees, ground cover, walls, berms or fences. This landscaping is required between the boarding house and the dwelling unit to the west.
Site Planning
Pedestrian circulation and amenities shall be provided with all development, such as adequate lighting, safe pathways from sidewalks and parking, weather protection at entries, and special
amenities such as window displays or pedestrian scaled signs. All pedestrian paths must comply with the ADA.
Service areas and outdoor storage shall be located away from neighboring properties and located behind the building. No refuse container shall be permitted between a street and the
front of a building. If you choose to use a dumpster, the refuse areas must be screened with an enclosure of a material and design compatible with the overall architectural theme and
landscaped consistent with the required perimeter landscaping.
Approval Process
Site Plan Review
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 approves a site plan review application if the proposed development meets the improvement and development standards of the Zoning Code and Development
Guidelines.
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.
A site plan review 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.
Critical Areas
All of Yelm is considered a critical aquifer recharge area. Existing development regulations relating to the control and treatment of stormwater address the potential impacts to this
critical area.
Critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas.
Civil Plan Review Process
Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain application requirements and standard details for all infrastructure requirements.
Building Permit Process
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. 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.
Fees & Charges
Site Plan Review $350.00 + $50 per 1,000 square feet of gross floor area
Site Plan Review – Multi Family $350.00 + $50 per unit
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
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
Transportation Facilities Charge $1,321.00 per peak PM trip
The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. The code provides a default table that the applicant can use to determine the number of
new PM trips generated by a proposal.
A multi-family unit or boarding house creates 0.60 new PM peak hour trips per unit. The TFC for a 5 unit building would be $3,963.00
A hotel/motel creates 0.69 new PM peak hour trips per room. The TFC for a 5 room building would be $4,557.45
Summary:
Development improvement requirements for boarding house or motel are the same with these differences:
Boarding House (monthly)
Multi-family
Hotel/Motel
Parking = 8
Parking = 10
Parking 5+
*Accessibility
*Accessibility
*Accessibility
TFC $3,963
TFC $3,963
TFC $4,557