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902 Algiers Honey Gym-fitness center  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting July 24, 2013 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: Amy Honey Project Proposal: Convert existing retail space to a fitness Center/Gym with bathrooms and shower. Project Location: 902 Algiers – Nisqually Plaza Tax parcel numbers: 22730110203 Property Background and Zoning The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The (C-1) district allows for a gymnasium or other physical culture studio as a permitted use subject to Site Plan Review. The building is existing, and the previous tenant was retail in nature, selling paint and supplies. The fitness/gym is a change of use which requires site plan review. Critical Areas The City 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. Protection measures for development within a critical aquifer recharge area are met through treating and disposing of stormwater through an approved stormwater system. Development Standards Water The site is currently served by City water service. It is unclear at this time whether additional water connections will be required. Evidence of water usage will be reviewed at building permit issuance. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device (reduced pressure backflow assembly) installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. The backflow device is required to be installed after the meter and tested by a certified backflow tester. Sewer The site is currently connected to the City sewer system. There is a 1,500 gal. STEP tank with one 20 gpm pump serving 4 retail spaces in that section of Nisqually Plaza. It appears that O’Reilly Auto Parts uses 2 of them, one is vacant, and the gym is proposed to use the fourth. According to as-builts dated 5/03/1993, the estimated daily flow was 500 gpd for all four spaces. It is possible that the existing STEP system is not sized adequately for the proposed bathroom and shower without upgrades to the existing STEP infrastructure. Calculations performed by a licensed civil engineer verifying the adequacy of the existing STEP tank shall be required. If additional water connections are required, additional sewer connections will also be required. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. Stormwater treatment for all impervious surfaces, such as internal and frontage streets is to be treated on site. Additional stormwater treatment is not required as no impervious surfaces are proposed. Transportation Frontage improvements are required for all new development within the city, including expansions of uses that require a site plan review approval. Yelm Avenue at this location does not require further improvements. Parking The requirements for off-street parking and their design shall be regarded as the minimum; however, the owner, developer, or operator of the premises for which the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space is in excess of the minimum set forth. Chapter 17.72 YMC requires gymnasiums to provide a minimum of 1 stall for each 10 occupants, based on maximum occupancy load. The site has existing parking to adequately meet this requirement. Building Design 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. 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. The existing site meets the design standards listed above. Site Planning 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 existing site meets the design standards listed above. 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. 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. 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 A SEPA threshold determination is required for new commercial construction projects over 4,000 square feet or 20 or more parking stalls. This change of use is exempt from SEPA review. Fire Protection 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. 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 tenant improvement permits, or through Fire Marshall Review. Building Permit Process Building Plan review, permitting and inspections will be based on Title 15 Yelm Municipal Code, adopting the International Codes and Uniform Plumbing 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 Yoga Studio will be: Building Life Safety Spaces with occupancies of 50 shall have two exits. Exits shall be spaced per the IBC. All exits shall be accessible and l have exit signs and emergency lighting The gym will need one restroom for each sex, each restroom will have a water closet and lavatory. A Occupancies less then 50 may be considered a B Occupancy Design considerations in the layout of your gym to create Occupancy spaces of less than 50. This will reduce the need for a separation between your gym and the adjacent retail space.. No fire sprinkler will be required for your proposed use. 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. An accessible path shall connect all primary function areas to the exits and their accessory uses. Retail counters and dressing rooms shall be accessible. More than 1 shower per sex provided will require a separate family bathing room as defined by the IBC. HVAC Energy The Gym Studio shall comply with the current Energy Code Plumbing All new plumbing will meet the current UPC A grease interceptor will be required for any potential food service. Both Occupancies are Category II and no seismic up grade required 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 sq. ft. 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 $6,394.00 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,490.00 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. When a specific use is not listed, a similar use can be used. In this instance, the most similar use is a health club. The trip generation for a health club is less than the previous use of miscellaneous retail. No TFC charges are required. The City will accept a traffic engineers report as to peak hour traffic generation rather than the default table.