624 Crystal Springs UCBO bathroom expansion
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
Pre-Application Meeting
October 31, 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: Cindy Cecil, YCS/UCBO
Representative: Travis Ness, Helix Design Group
Project Proposal: Addition of restroom and laundry facilities at existing structure
Project Location: 624 Crystal Springs Road, Yelm Community Services
Parcel Number: 22719240101
Property Background and Characteristics
The proposal is to construct a unisex restroom and laundry facilities at the existing shelter located at the Yelm Community Services site. Also included on this site is a thrift store,
food bank, a head start facility, after school programs and a vehicle title and licensing agency.
The property is bordered to the north by a residential subdivision, the east by a concrete plant and the south buy a single family residence.
Yelm Creek lies to the south and has associated flood zone areas located on this site, however not within the areas proposed for expansion.
The property is zoned open space/institutional (OS) which is codified at Chapter 17.48 YMC. The OS district is intended to protect and preserve areas of land devoted to existing and
future use for civic, cultural, educational, and similar facilities.
Uses on this site have been approved through previous site plan and special use approvals.
Development Standards
Water
The proposed project is located in the City of Yelm’s water service area and is connected to City water service. **Please see attached**
Sewer
The proposed site is currently located the City of Yelm’s STEP sewer system service area and is connected to City sewer service.
The shelter at YCS/UCBO is connected to sewer via a 3000 gal. STEP tank located in the parking lot. The addition of a unisex bathroom and laundry facilities (one washer/ dryer) should
not impact flows enough to warrant the installation of additional STEP tanks. This assumption is based on the fact that the laundry facilities would only be used for those staying
in the shelter and wouldn’t be used as a “Laundromat” type usage. Addition of bedrooms or increased occupancy for the shelter could trigger the need for a civil engineers report on
tank sizing.
Stormwater
Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. Roof top runoff shall be directed to individual
drywells.
Transportation
Frontage improvements on Crystal Springs are complete.
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.
The previous land use approval required a minimum of 81 parking stalls. There are currently 82 stalls on site.
Building Construction
The shelter is an R-1 and has an occupancy rating of 12 with the addition of the 160 square foot restroom and laundry facility. Due to the proximity of the flood zone. as long as the
cost of the addition is less than 50% of the assessed value of the shelter, the
project will not be considered a substantial improvement and will not be subject to flood zone construction requirements.
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 shelter addition will
be:
Building Life Safety
Existing fire lanes and access to fire hydrants are deemed sufficient .
Access from the shelter to the addition shall be provided by a 5 foot paved pedestrian path. The paved path shall also be an accessible path with a side slope of no greater then 2%
and any grades greater then 5% to be treated as ramps. Paths shall be illuminated to a minimum of 2 ft. candles and entrances shall be illuminated to 4 ft. candles
Drawing ASK-1 appears to satisfy these requirements
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 and laundry facilities shall be accessible. Operable parts and equipment shall be accessible.
Drawing ASK-1 appears to satisfy these requirements
HVAC Energy
The addition shall meet the current WEC
Heating/cooling and ventilation shall meet the current WEC and Mechanical Codes
Plumbing
All new plumbing will meet the current UPC
Seismic and lateral loading
The project does not appear to add 5% additional loading to the existing structure. A final determination will be made at plan review whether additional engineering will be required.
Fire Protection
Addition does not require additional fire protection
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, and high ground water areas, however a portion lies within the flood plain associated with Yelm Creek The
Flood Insurance Rate Map (FIRM) map was just recently updated and reflects a larger portion of the site affected by the flood zone. The proposed construction of restroom facilities
is outside the new flood zone.
Building Design
Building setbacks are 25 feet from the front, side and rear property lines, maximum building height is forty (40) feet.
Building design should be comfortable at a human scale, and incorporate features such as balconies in upper stories, bay windows, building articulations, covered entries, or upper story
setbacks.
Blank walls must be treated through trellis and plantings, landscaping beds or other methods.
Existing perimeter landscape meets development guideline standards. A 5-foot landscape is required adjacent to the new building.
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.
Approval Process
Site Plan Review
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.
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.
State Environmental Policy Act
The previous MDNS for the site adequately covers the addition of these restroom facilities.
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.
New buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements.
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.
Fees & Charges
Site Plan Review $350.00 + $50 per 1,000 square feet of gross floor area
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