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701 Prairie Park Lane Clapp - Prairie Park Complex 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: Prairie Park/Margaret Clapp Project Proposal: Add restaurant to Theater lobby Project Location: 701 Prairie Park Lane SE Tax parcel numbers: 64303200100 Property Background and Zoning The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The C-1 district is intended to provide for the location of business centers to serve the needs of the community for convenience goods and services such as food, drugs, household supplies, automobile servicing, recreation, entertainment and other uses related to, but lesser in scope, than downtown core area uses. The property is located within the “Mixed Use District” of the Yelm Design Guidelines. The site is located within the Prairie Park Village Complex, which received approval for a planned development in 2000. The proposed location of the restaurant is within the lobby area of the Yelm Cinema which was reviewed and approved through the planned development permit approval. The proposal is to remodel the inside lobby to include a full kitchen, restaurant, and reconfigure one or two auditorium screening rooms. It is unclear at this time if the restaurant would be an additional tenant, or if the restaurant and dinner theater seating is a continuation of the cinema itself. If the restaurant is to be owned and operated by an entity other than Prairie Park, it would be considered an additional tenant, and site plan review would be required. 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 expected that the addition of a restaurant will require additional water connections. An engineer’s estimate of water usage will be reviewed at civil plan review. 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. Water Availability The State Building Code at Section 19.27.097 RCW requires evidence of water availability and the issuance of a building permit by the City of Yelm is the City’s commitment to serve a proposal with potable water. As of the date of this report, the City has less than 200 water connections available for new construction. At the current rate of new construction, the existing water connections would provide for an additional 2 to 3 years worth of growth. The Washington Department of Ecology approved new water rights in the amount of 947 acre feet to the City on October 21, 2011. This is expected to accommodate 20 years worth of growth. The Ecology approval was appealed to the Pollution Control Hearings Board, and the Board held a hearing in December of 2012. The Board affirmed Ecologies decision, however that decision was appealed to Superior Court. If the court hears this appeal, it may be in late 2014. Sewer The site is currently connected to the City of Yelm’s STEP sewer system. It is unclear at this time if the existing tank is sized adequately to support the full kitchen and restaurant. A grease interceptor will also be required. An engineer’s calculation will be required at the time of application submission to determine the size of both the STEP tank and grease interceptor. The engineer’s estimate of water usage will determine if additional sewer connections will 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. The site fronts on West Road and Yelm Avenue East, which are both constructed to current standards. The internal streets within the complex are private streets. 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 provides a table of minimum parking requirements. The sale of food and beverages (restaurant) requires 1 stall for each 200 sq. ft. of gross floor area. Parking areas are required to be landscaped to provide visual relief and shade. No parking stall shall be more than 50 feet from a tree, and each planting area shall include at least one tree, shrubs and ground cover. Landscape islands are required at the end of interior parking rows. The existing parking on site meets these requirements. Building Design 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. 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. 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. The existing building meets these requirements. Site Planning 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. 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. The existing site improvements meet these requirements. Approval Process Site Plan Review (if the restaurant is owned and operated by an entity other than Prairie Park) 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 The Cinema, through its original binding site plan approval 20008246, received a Mitigated Determination of Non-Significance (MDNS). The MDNS reviewed the impact of full build out of the 19 acre site that included the cinema. The previous MDNS may be adopted. 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. 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, 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. Existing buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Some, but not all factors reviewed for a restaurant and class space will be: Building Life Safety Fire sprinkler-building is currently protected A fire lane and access to fire hydrants and FDC have been provided on site. Exits Exits shall be spaced per the IBC. Exits are not allowed through a kitchen area. All exits will have exit signs and emergency lighting Accessibility Public areas altered shall meet current ADA Standards HVAC /Energy – The building met the energy code in force at the time of construction The HVAC will be reviewed for compliance to current ventilation requirements The menu will reviewed for hood and fire suppression systems requirements. Separate hoods may be required for dishwashers and steamers Plumbing All new plumbing will meet the current UPC A grease interceptor will be required Thurston County Health Department has jurisdiction over restaurants and food service establishments. Plans will approved by them prior to City of Yelm approval. 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. For example: A restaurant creates 6.13 new PM peak hour trips per 1,000 sq. ft. of gross floor area. A credit should be given for the square footage of the cinema. A movie theater creates 16.18 new pm peak hour trips per screen, which takes into account the guests frequenting the concession stands. The change in auditoriums for dinner style seating reduces the number of patrons for those screening rooms. At this time it appears that the number of new trips created by the restaurant is the same or less than the number of trips reduced by the reduction in seating area in the auditoriums.