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305 Creek Setzer Faith Bible Church 091813  City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting September 18, 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: Faith Bible Church – Sharon Setzer Owner: Howard and Judy Nettleton Project Proposal: Hold worship services weekly, with 2 services possible in the future. Project Location: 305 A/B Creek Street, Yelm, WA Tax Parcel No. 22730110101 Property Background and Zoning The units proposed to be used for worship services are located in a complex comprised of 5 existing buildings constructed over the years of 1987 – 2002, with numerous types of retail and service uses. The original development on the site occurred prior to existing development regulations, and the last building constructed was approved by City of Yelm Site Plan Review Approval SPR 20028321. The approval was for an additional retail building of 10,500 sq. ft. The SPR approval contained conditions of approval required for the construction and occupancy of the newest building. The buildings were permitted as warehouse/retail use. The property is zoned Heavy Commercial (C-2) which is codified at Chapter 17.276 YMC. The (C-2) district allows for places of worship through a special use permit. A special use permit requires a public hearing before the Yelm Hearing Examiner, who would prepare findings and a written decision and may approve a special use permit when it is consistent with City development standards and properties adjacent to the proposed use are reasonable projected from adverse effects or impacts. A special use permit runs with the property and does not expire unless specifically conditioned in the approval. A church is a change of use from the previous retail uses. A site plan review approval is also required and would be issued concurrently with the special use permit if the proposal meets all development standards for the City. A site plan review approval is effective for 18 months. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Building setbacks are 15 feet from the front, 20 feet from the rear, and 10 feet from the side property lines. The maximum building height is forty (40) feet. The existing building is consistent with these setbacks. 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 proposed project is located in the City of Yelm’s water service area and is currently connected to the City of Yelm’s water system. It is unclear at this time whether additional water connections will be required. Evidence of water usage will be reviewed at building permit issuance. Sewer The proposed site is currently located in the City of Yelm’s STEP sewer system service area and is currently connected to the sewer system. The existing STEP tank is a 1,125 gallon tank which serves the entire building. The tank was retrofitted at the time of connection, and does not meet current standards. This tank would not support the additional flows generated by the proposed occupancy. A new STEP tank will need to be installed. 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 change of use that requires a site plan review approval. Frontage requirements include improvements to the roadway from the centerline of right-of-way back towards your property. This property has three street frontages. 103rd Avenue is constructed to current City standards, and Algiers is considered a private driveway. Creek Road frontage improvements would be consistent with the Commercial Collector standard to include an 11’ drive lane, a 5’ paved shoulder, a 7’ planter strip and a 5’ sidewalk. Algiers is a private driveway Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Frontage improvements may be deferred by the Site Plan Review Committee when the improvements may not be appropriate at the time a development occurs. While a final determination cannot be made until an application is received and thoroughly reviewed by the City and other agencies such as the Washington State Department of Transportation through the permitting process, it is likely that a deferral is appropriate in this instance. 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 places of assembly to provide a minimum of 1 stall for each 10 occupants, based on maximum occupancy load. The site has parking in the rear, between the multiple buildings. It is likely that parking for the church will be at off peak hours of the other businesses on site. The applicant will need to confirm with the owner that all spaces are available for use. If not, a shared parking agreement may be required. 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 Special Use A special use permit requires a public hearing before the Yelm Hearing Examiner, who would prepare findings and a written decision and may approve a special use permit when it is consistent with City development standards and properties adjacent to the proposed use are reasonable projected from adverse effects or impacts. The final decision of the Hearing Examiner may be appealed to the City Council. A special use permit runs with the property and does not expire unless specifically conditioned in the approval. 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 would be reviewed and issued concurrently with the Special Use Permit. 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 Mitigated Determination of NonSignificance was issued for this site at the time of development. It is likely that the original determination would be adopted. Building Permit and Occupancy 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/business space to an assembly space. The Assessor Office lists the building at 10500 sq. ft. I am assuming gross square footage to be under a potential Occupancy of 350. Some, but not all factors reviewed for the Church 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, fire panic hardware and emergency lighting The Church will need one restroom for each sex, each restroom will have a water closet and lavatory minimum. Fixture count will be based on Occupancy determined at plan review Churches with an Occupancy number over 300 in the fire area require and automatic sprinkler and fire alarm system. The building is listed as 10500 square feet. A fire area may be established by fire walls, or the building may be covered 100% with fire protection with no separation required. Fire sprinklers require fire hydrants and fire department connections (FDC) in close proximity. Fire lanes are required to supply access to these facilities even if the building is not fire protected. 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. Required accessible parking will be determined at permit time. One van accessible parking stall will be required for each 6 required accessible stalls. Stalls shall be located as close to building entrance as possible All restroom facilities shall be accessible. All kitchen and food service areas shall be accessible An accessible path shall connect all primary function areas to the exits and their accessory uses. HVAC Energy The church shall comply with the current Energy Code and mechanical ventilation code Plumbing All new plumbing will meet the current UPC If the Occupancies are more than 300, the Category II building becomes a Category III building and seismic evaluation and possible upgrades are 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 Special Use Permit $500.00 Site Plan Review $350.00 + $50 per 1,000 sq. ft. of gross floor area (50% reduction on the lesser of the two permits) 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. The trip generation for a church is less than the previous use of warehouse/ retail. No TFC charges are required.