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703 Yelm Ave Rambo commercial kitchen  City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting October 23, 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: Candice Rambo Project Proposal: Convert office building to commercial kitchen with retail space. Project Location: 703 Yelm Avenue West Tax parcel numbers: 21724142000 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 eating and drinking establishments and other retail as a permitted use subject to Site Plan Review. The previous land use approval for this site was for an office building. The change of use from office to retail space requires site plan review pursuant to Section 17.84.010 YMC, which states that a project is exempt if the proposed use is similar as classified by the Standard Industrial Code Classification Manual. 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. The application is not clear on the extent of the use of a commercial kitchen. Further review at building permit application may be required to determine if additional water connections will be required. 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 of Yelm’s STEP sewer system. It appears that the STEP tank is a 1,000 gallon tank which is not large enough for commercial food preparation. The City development regulations require a minimum 1,500 gallon tank. Food preparation requires a grease interceptor to be installed. There are options for grease interceptor size and location, based on the size of the use. The grease interceptor must be designed by a licensed engineer and reviewed by the City. 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 was recently improved through the Killion Road LID. No further improvements on Yelm Avenue are required. This property was given an assessment as part of the Killion Road LID. The City Council adopted Resolution 496 granting a credit to Transportation Facility Charges for projects on properties within the Killion Road LID. This credit is reflected at the end of this document in the fee’s section. Cullen’s Road is unimproved at this time. Cullen’s Road is classified as a Neighborhood Collector which consists of a 16’ drive lane, a 7 foot planter strip and a 5 foot sidewalk. A deferral of these improvements may be granted by the Site Plan Review Committee. Based on the size of this site, and the surrounding development, the proposed use may qualify for the deferral. The applicant may request a deferral of frontage improvements as part of the site plan review approval. 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 establishments for the sale and consumption of food and beverages to provide a minimum of 1 stall per 200 sq. ft. of gross floor area. Based on Thurston County Assessor’s data, the building is approximately 1068 sq. ft. which would require 5 parking stalls. A portion of this square footage is the upper floor. If the upper floor is solely for storage, then the main floor square footage of 720 sq. ft. will require a minimum of four parking stalls. The site has existing parking to adequately meet this requirement if the upper floor is used solely for storage. 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. 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, 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 for the retail/kitchen space will be: Life /Safety Minimum Conditions: 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 retail space shall have an accessible entrance unless the work area is less than 300 square 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. Accessibility Minimum Conditions: An accessible circulation path is required from the retail space to 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 retail space shall have at a minimum one accessible entrance. One accessible parking stall for each 25 parking stalls is required and must be van accessible. Parking lot shall be striped and signed accordingly All restrooms and fixtures shall meet ADA requirements The site shall meet minimum requirements of the Washington State Energy and Mechanical Codes and; Any additions or alterations for the retail space shall be heated, insulated and ventilated per the International Mechanical and Energy Codes. Ventilation hoods shall be appropriately sized for the cooking equipment utilized. Plumbing for Retail and kitchen A grease interceptor is required. Submit plans and specs. for City review On site restroom facilities required. One unisex restroom shall be made available for employees and retail patrons. Food preparation sinks shall have an air gap for cross connection control. Plans and equipment review 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 sit down restaurant creates 6.13 new PM peak hour trips, and miscellaneous retail creates 2.4 new PM peak hour trips. A credit should be given for the previous use as an office at 3.68 new PM peak hour trips. The PM peak hour trip generations are based on gross floor area. Example: 6.13 (new trips) X 1,068 (gross floor area) / 1,000 = 6.5 new PM peak hour trips. 6.5 trips X 1321.00 = 8,648.38 Credit: 3.68 X 1068/1000 = 3.93 X 1321.00 5,191.84 LID Credit: $1,974.00 ($564 credit per trip x 6.5 new trips = $1,974.00) Total TFC charge $1,485.57 ($8,648.38 – $5,191.81 - $1,974.00 = $1,482.57) The City will accept a traffic engineers report as to peak hour traffic generation rather than the default table.