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302 Yelm Avenue SE City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting November 14, 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: Micheline Corteville Project Proposal: Coffee shop, internet café, and retail Project Location: 302 Yelm Avenue East Parcel Number: 64420901600 Property Background and Characteristics The property houses the old Masonic Lodge, which is currently utilized as a meeting place for Gordon’s Garden Center as well as the Masonic Lodge. The property is 50 feet by 120 feet and is located at the northeast corner of Yelm Avenue East and 3rd Street Northeast. The building covers most of the property, which does not include any off street parking. The Yelm Food Co-op and Gordon’s Nursery are located immediately east of the property. 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. Restaurants, coffee shops, and retail shops are an allowed use in the Central Business District. Critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water 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. Development Standards Water The proposed project located 302 Yelm Ave East is located in the city‘s water service area. If this project requires additional ERU’s, they will need to be purchased. A backflow assembly will be required at the water meter for this project (Reduced Pressure Backflow Assembly) to be installed after the water meter. An irrigation meter will be required; if an irrigation system is proposed for any required landscaping. An irrigation budget based on the Washington Irrigation Guide will be provided and an 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 designs 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 connected to City Sewer and has a 1500 gallon STEP Tank serving the building. A Civil Engineer will need to provide calculations showing that the current 1500 gallon STEP tank is adequately sized for the application that the building will be used for. Also, grease protection will need to be installed (ie Grease trap or interceptor) sized according to the Uniform Plumbing Code (UPC) Chapter 10, section 1015 Fats, Oils, and Grease. These sizing calculations will need to be made and submitted prior to installation by a Licensed Plumber or Civil Engineer. Sewer flows higher than the current level of ERU’s that have been purchased will require additional purchase of sewer connections at the current rate. One ERU is 875 cubic feet or 6,545 gallons per month. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. 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. If off street or on-street parking is provided, stormwater from these new impervious surfaces would need to be treated and infiltrated. Transportation Frontage improvements will be required along the property frontage on 3rd Street. 3rd is considered a local access commercial street and half street improvements would include an 11 foot drive lane, a 7 foot parking lane, curb and gutter, a 6 foot planter strip, and a 5 foot sidewalk. Landscaping of the six foot planter strip includes street trees and ground cover. The alley may be required to be repaved and signed if use of the alley increases due to the change in use. 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 resteraunts and coffee shops to have one parking space for every 200 square feet of gross floor area and retail shops to have one parking space for every 250 square feet. A standard parking stall is 9 feet by 20 feet. Any new 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. The proposed use, based on approximately 1,926 square feet of gross floor area, would require as many as eight parking stalls. All parking areas must be surfaced with asphalt or concrete, and shall be striped and landscaped to the standards of the development guidelines. The central business district allows the City to waive parking requirements where off street parking is not feasible. Off street parking will likely not be required for the conversion of use, although that decision is made through the land use permitting process. The existing informal parking along 3rd Street will not be allowed to continue as part of the proposal and the required improvements to 3rd Street. Building Construction The building has been on Yelm’s Historic Register since 1992. A letter of Appropriateness will be required from the Yelm Historic Commission prior to the issuance of a building permit. As a Historic Building the following will be required unless technically infeasible or compliance will detrimentally impact the historic significance of the building. Some, but not all factors reviewed will be: A retail building shall have a 5 foot wide paved pathway to a public street. A retail building has exits sized according to their occupancy number. All employees shall be within reasonable distance from a restroom. Occupancy separation may be required between the Internet Café and retail sales An accessible circulation path with a maximum slope of 5% and cross slope of 2% shall be provided from the retail space, to parking and/or bus stop. Changes of elevation greater than 5% shall be accessible ramps. The retail spaces shall have accessible entrances based on occupancy One accessible parking stall shall be made available for each 25 parking stalls. One van accessible parking stall is required for every six accessible parking stalls Accessible parking spaces shall be striped and signed accordingly. All restrooms and fixtures shall meet ADA requirements. All conditioned space shall meet the 2009 Washington State Energy Code: The retail space shall be heated, insulated and ventilated per the WEC and the International Mechanical Code. Plumbing and mechanical codes will not be waived as a Historic Building. Kitchens will need the appropriate hoods and vents. Plumbing grease interceptors, sinks, floor drains and indirect wastes required by the City of Yelm or the Thurston County Health Department shall meet current codes. As a food establishment a letter of approval from the Thurston County Health Department will be required for permit issuance. 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. 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. To encourage unique, identifiable architectural features at intersections, additional elements to be included are decorated rooflines, window or door treatments, light fixtures or building materials. Concrete block walls must use textured blocks, colored mortar or a mix of other masonry types, and metal roofing must be of high quality with a standing seam. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. 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 shurbes. Perimeter landscaping 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. Drive-through windows are not allowed in the central business district. The existing building meets all the design standards for the central business district listed above. Site Planning All development for properties fronting on a “Pedestrian Oriented Street” shall include site planning measures to define the street edge, encourage pedestrian access and provide amenities such as transparent window displays, artwork, pedestrian oriented space or other special landscape or building design features. All development for properties not on pedestrian oriented streets shall include site planning measures to create an attractive street edge and accommodate pedestrian access, such as landscape features, and direct pedestrian access from the sidewalk and parking. Perimeter site landscaping consists of a standard eight foot strip with a combination of deciduous and evergreen trees, and shrubs, or a fifteen foot landscape strip to provide a dense site barrier if adjacent to conflicting uses. New development on corner lots at street intersections must enhance the corner with amenities such as a decorative screen wall, substantial landscaping, pedestrian walkways and architectural cover treatments. 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. 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 and landscaped consistent with the required perimeter landscaping. 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, or for the conversion of an existing building to a new use. 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. 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. Civil plans would be required for frontage improvements to 3rd Street NE and for any new off street parking. 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. 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 current occupancy of Assembly (A) will be changed to Mercantile (M) for the retail sales of gifts and chocolates. Existing buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. All projects need to have fire protection for the buildings. The International Building Code (IBC) provides occupancy ratings for different types of uses. The fire coverage and sprinkler system for the proposed use must meet IBC 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 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 ERUa Water Connection Fee $5,348 per ERUa 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 Resteraunt generates 6.13 new PM peak hour trips per 1,000 square feet of gross floor area. The TFC for a 1,926 square foot building would be $15,596.23. 𝑁𝑒𝑤 𝑃𝑒𝑎𝑘 𝑃𝑀 𝑇𝑟𝑖𝑝𝑠 × 𝐺𝑟𝑜𝑠𝑠 𝐹𝑙𝑜𝑜𝑟 𝐴𝑟𝑒𝑎 1,000 ×𝑇𝐹𝐶 =𝐶ℎ𝑎𝑟𝑔𝑒 6.13× 1,926 1,000 ×$1,321=$15,596.23