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207 Yelm Ave E Ice Restaurant old true value  City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting January 15, 2014 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: Mark Ice Project Proposal: Convert vacant hardware store to restaurant and banquet room. Project Location: 207 Yelm Avenue E Tax parcel numbers: 64400800200 Property Background and Zoning The property is zoned Central Business District (CBD) which is codified at Chapter 17.24 YMC. The purpose of the CBD zone is to promote the special characteristics of the existing downtown Yelm area, to provide a pedestrian shopping atmosphere and to promote the rehabilitation of existing structures and the most desirable uses of land. The CBD allows restaurants (excluding drive-through) as a permitted use as part of the site plan review process. The CBD does not have standard setback requirements, however buildings and structures shall be located, arranged and designed so as to promote, enhance and provide continuity with existing rights of way, roads, streets and landscaping on adjacent lots. 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 within the City of Yelm water service area and is currently connected to City water service via a 4” AC water main in the alley. It is expected that a restaurant of this size will utilize more than a standard water connection of water usage of 875 cubic feet of water per month. The Civil engineer shall provide estimated water calculations at the time of civil plan review to determine the number of additional water connections needed to serve the project. 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 within the City of Yelm sewer service area and the building is connected to City sewer service via a 4 inch C-900 sewer main. There is an existing 1,000 gallon STEP tank serving the building. This tank does not meet current City standards, and is undersized for a restaurant. A licensed civil engineer will need to design a system, based on water usage calculations. 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 Stormwater Management Manual for Western Washington. 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. The property fronts on Yelm Avenue East. Yelm Avenue is considered an Urban Arterial and includes a center turn lane, an 11’ traffic lane, a 5’ bike lane, 8’ planter strip and 6’ sidewalk. The applicant may request a deferral for all or part of required frontage improvements. The alley may be required to be repaved and signed if use of the alley increases due to the change in use. 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 restaurants to provide one parking space for every 200 square feet. A standard parking stall is 9 feet by 20 feet. A 6,000 sq. ft. restaurant requires 30 parking stalls. The property adjacent to this building has been used by patrons of the hardware store in the past. If this parking area is to be used, a shared parking agreement with the owner will be required, and the parking are must be improved to City standards, surfaced with asphalt or concrete, striped and landscaped. New impervious surfaces must provide stormwater treatment and disposal. The central business district allows the City to alter parking requirements where off street parking is not feasible, and will take into account on street parking available. Building and Design Guidelines The site is located the design guidelines designation of “old town”. The building is existing, and changes to the façade of the building will be required to meet the City of Yelm Design Guidelines for building design. 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 based on Section 197-11-800(3) as it is a remodel of an existing structure. 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. At a change of occupancy the building is reviewed for compliance to the current code requirements for that occupancy. The current occupancy of Retail ( M ) will be changed to Assembly (A) for the Mediterranean Restaurant. The building will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Life /Safety: Fire coverage and sprinkler system for the proposed use must meet IBC requirements. An A Occupancy building has exits numbered and sized according to their occupancy load. A minimum of 2 exits are required for an occupancy load greater than 49. Exits shall be accessed and spaced per the IBC. A restaurant over 5000 square feet or an occupancy load of 100, fire protection of sprinklers and fire alarms shall be required. An A Occupancy may require seismic upgrades to that of a new building if the occupancy load is greater than 300. Accessibility: The American Disabilities Act required that facilities are ADA accessible. An accessible circulation path shall be within the restaurant connecting all primary functions and from the A Occupancy 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 A Occupancy spaces shall have one accessible entrance. One accessible parking stall shall be made available for each 25 parking stalls. One van accessible parking stall is required for every six accessible parking stalls Parking lot shall be striped and signed accordingly All restrooms and fixtures shall meet ADA requirements Energy Code. Alterations to an A Occupancy shall be heated, insulated and ventilated per the WEC and the International Mechanical Code Plumbing and Mechanical Code. Kitchens will need the appropriate hoods and vents Type I hoods for grease laden vapors shall have fire protection. Plumbing grease interceptors, sinks, floor drains and indirect wastes required by the City of Yelm or the Thurston County Health Department shall meet current codes. As a food establishment a letter of approval from the Thurston County Health Department will be required for permit issuance. 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. 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 $5,903.59 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 credit should be given for the previous use. A sit down restaurant creates 6.13 new pm peak hour trips, and the previous use as miscellaneous retail creates 3.90 new pm peak hour trips.  6.13 X 6,000 = 36,780 / 1,000 = 36.78 X $1,321.00 = $48,586.38 Credit for retail: 3.90 X 6,000 = 23,400 / 1,000 = 23.40 X $1321.00 = $30,911.40 Total TFC charge $17,674.98 The City will accept a traffic engineers report as to peak hour traffic generation rather than the default table.