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Corner of Yelm and Prairie Park 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: Construct Drive through Coffee Shop Project Location: NE Corner of Yelm Avenue and Prairie Park Lane Tax parcel numbers: 64303700301 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 drive through coffee shop is a vacant parcel which was reviewed for and approved for future development through that development permit. 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 not currently connected to the City of Yelm’s water system. There is an 8” water main service for this parcel. 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 proposed project is located in the City of Yelm’s sewer service area and is not currently connected to the City of Yelm’s sewer system. There is a 2” service line and Carson box stub-out for this building parcel. The coffee shop will need to install a STEP tank and grease interceptor sized appropriately based on engineer’s estimate of water usage. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. Above ground stormwater facilities require that slopes be planted with vegetation that is suitable with hydric soils, and incorporate onsite landscaping to provide visual relief. 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. Transportation Frontage improvements are required for all new development within the city. The site fronts on Yelm Avenue East and Prairie Park Lane, 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. In the case of a drive through coffee stand, without customer seating, the minimum parking requirements are 1 stall for each employee, based on the greatest number of employees on any shift. 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. 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. 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. 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 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 this vacant pad. 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. New and existing buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Some, but not all factors reviewed will be: Life /Safety The building shall maintain a 5 foot wide accessible path to a public Way. Parking lot and accessible path shall be lit to a minimum of 2 foot candles. Entrances shall be lit to a minimum of 4 foot candles. Lighting shall be designed to avoid glare and off site light pollution. The building shall have an accessible entrance unless the work area is less than 300 feet, and raised 7 inches or more above grade as a required essential function of the work area. Fire lanes and hydrants shall be provided to cover all structures. Hydrant placement and fire lanes shall meet International Fire Codes requirements. Seismic design The building shall meet seismic and lateral requirements Accessibility An accessible circulation path is required from the building to an off street parking and/or bus stop. Slope shall be a maximum of 5% with a cross slope of 2%. Changes of elevation greater than 5% shall be accessible ramps. The building shall provide a minimum of one accessible entrance. One accessible parking stall shall be made available for each 25 parking stalls. One van accessible parking stall for each accessible parking stall is required. Parking lot shall be striped and signed accordingly. All restrooms and fixtures shall meet ADA requirements. Energy Code. Conditioned space shall meet the 2009 Washington State Energy Code The building shall be heated, insulated and ventilated per the WEC and the International Mechanical Code Plumbing A grease interceptor is required. On site restroom facilities required. The proposed location is on its own parcel. The IBC requires restroom facilities located on the same property Thurston County Health Department requirements for fixtures in restaurant facilities are beyond the scope of City requirements. Plans and equipment submitted to the City will not be approved prior to Thurston County Health Department approval. A request for final inspection will be granted after Thurston County Health Department has given approval for opening. 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. A drive through restaurant creates 18.27 new PM peak hour trips per 1,000 sq. ft. of gross floor area. A 400 sq. ft. drive through creates 7.3 new PM peak hour trips, the TFC would be $9,653.87 𝑁𝑒𝑤 𝑃𝑒𝑎𝑘 𝑃𝑀 𝑇𝑟𝑖𝑝𝑠 × 𝐺𝑟𝑜𝑠𝑠 𝐹𝑙𝑜𝑜𝑟 𝐴𝑟𝑒𝑎 1,000 ×𝑇𝐹𝐶 =𝐶ℎ𝑎𝑟𝑔𝑒 The City will accept a traffic engineers report as to peak hour traffic generation rather than the default table.