403 Yelm Ave W Craig 01.22.14
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
Pre-Application Meeting
July 27, 2011
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: Steve Craig
Project Proposal: Construct 5,000 square foot office building.
Project Location: 403 Yelm Avenue West
Tax parcel numbers: 75300400500 & 75300400700
The application submitted proposes a 5,000 square foot office building, however, the comments below are general comments based on current codes, and maybe changed prior to an application
for a specific proposal.
Property Background and Characteristics
Parcel 75300400500 was used as residential in the past, however the home has been demolished, leaving an old garage. Parcel 75300400700 is vacant.
The property is zoned Central Business District (CBD) which is codified at Chapter 17.24 YMC. The CBD district is intended to provide for an area for high intensity uses or mixtures
of uses for general commercial, retail, service and multi-dwelling activities, to promote the special characteristics of the existing downtown Yelm area, and to provide a pedestrian
shopping atmosphere. The property is located within the “Old Town District” of the Yelm Design Guidelines. Section 17.24 provides a list of permitted uses, to include business and
professional offices, retail and service oriented business, subject to site plan review. (Section 17.24 attached to provide you the range of uses allowed in the CBD.
Critical Areas
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. Existing development regulations relating to the control and treatment of stormwater address the potential impacts to this
critical area.
Development Standards
Water
The property is located wothin the city‘s water service area. There is a 5/8” by 3/4” water meter setter located in the alley behind Parcel 75300400500, served by a 4” AC water main.
A new water meter would need to be purchased to serve this project.
This parcel has one water connection available. If the proposal uses more than 875 cubic feet of water per month, additional water connections are required, based on an engineer’s calculation
of water usage.
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.
If a separate irrigation meter is installed, an approved backflow prevention device shall be provided.
Any existing well(s) will need to be abandoned per Department of Ecology standards and the water rights will need to be dedicated to the city.
Sewer
The property is located within the City’s sewer service area, however is not connected to sewer services. There is a 1” service line located in the alley. This proposal will be required
to install STEP tank(s) and associated equipment needed to operate with the City of Yelm’s STEP sewer system. The size of the STEP tank will be based on peak flows as calculated by
the developer’s engineer, which must be submitted as part of civil plan review. Sewer connections are based on water usage of 875 cubic feet per month.
If any food service is offered onsite, grease protection will need to be installed (ie Grease trap or interceptor) sized according to the Uniform Plumbing Code (UPC) Chapter 10, section
1015 Fats, Oils, and Grease.
Any on-site septic systems will need to be abandoned prior to site plan review approval.
Transportation
Frontage improvements are required for all new development within the city. Yelm Avenue (SR 510) 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. While frontage improvements are required for all new development in the City, partial improvements are typically not encouraged and
a deferral would be considered for the Yelm Avenue frontage.
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. It is likely that direct access from Yelm Avenue (SR 510) will not be allowed
due to the lack of center turn lane or barrier to prevent left hand turns. Access would, therefore, be from the alley, which would have to be improved and posted one way.
Parking
The requirements for off-street parking and their design as found in Chapter 17.72 YMC are the minimum, provided that the owner is responsible for providing adequate amounts and arrangement
of space for the particular premises even though such space is in excess of the minimum in the code.
Offices and banks are required to provide one parking space for every 300 square feet of gross floor area.
Retail establishments are required to provide one parking space for every 250 square feet of gross floor area.
Food and beverage establishments are required to provide one parking space for every 200 square feet of gross floor area.
All parking areas must be surfaced with asphalt or concrete, and shall be striped and landscaped to the standards of the development guidelines. A standard parking stall is 9 feet by
20 feet, and standard parking areas provide a two-way drive isle of 23 feet. Please see the City of Yelm Development guidelines for the arrangement of parking areas.
Stormwater
Developments with impervious surface are required to provide stormwater facilities pursuant to the Stormwater Management Manual for Western Washington.
Design Standards
Site Planning
The maximum gross floor area of any single-story building shall be 20,000 square feet, and the maximum height 35 feet.
The CBD does not have specific building setback requirements; it is the intent to provide increased design flexibility. Buildings shall be located and designed to promote, enhance and
provide continuity with existing rights-of-ways, streets, alley, sidewalks and landscaping on adjacent lots.
All development for properties fronting on a “Pedestrian Oriented Street” shall include site planning measures to define the street edge, encourage pedestrian access and provide amenities
such as transparent window displays, artwork, pedestrian oriented space or other special landscape or building design features.
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.
New development on corner lots at street intersections must enhance the corner with amenities such as a decorative screen wall, substantial landscaping, pedestrian walkways and architectural
cover treatments.
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.
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.
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.
A Site Plan Review application as established by Chapter 17.84 YMC is an administrative review process. 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.
The Site Plan Review Committee approves a site plan review application if the proposed development meets the improvement and development standards of the Zoning Code and Development
Guidelines.
The site plan review committee’s decision on a site plan review application may be appealed to the Hearing Examiner, who would hold an open record hearing on the issue. The Examiner’s
decision can be appealed to the City Council, which would hold a closed record hearing and determine if the decision was supported by substantial evidence or contrary to law.
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.
Conditional Use
Some types of uses are considered Special Uses that area allowed in any zoning district, and subject to reasonable conditions imposed by the City. A list of Special Uses can be found
in Section 17.66.020 YMC.
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.
State Environmental Policy Act
A SEPA threshold determination is required, unless listed as categorically exempt in section 197-11-800 WAC. An expanded checklist may be required and could include a Traffic Impact
Analysis and Preliminary Stormwater Plan.
The SEPA threshold determination is appealable to the Hearings Examiner, who would hold an open record hearing on the issue. The Examiner’s decision may be appealed to City Council,
which would conduct a closed record hearing and determine if the Examiner’s decision was contrary to law and supported by substantial evidence.
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.
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.
The comments below are based on a proposed 5,000 square foot business office, a (B) Occupancy per the IBC. A retail space may have similar code requirements.
Life /Safety:
A B Occupancy building has exits numbered and sized according to 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.
Fire protection of sprinklers and fire alarms are not required. If a restaurant, night club or furniture store were located in the space, fire protection may be required
Medical Offices have additional requirements and will be reviewed at permit application time
New construction will meet the current IBC for seismic and lateral loading
Accessibility
An accessible circulation path shall be within the building connecting all primary functions and from the occupancy space, to parking and/or bus stop. Slope shall be a maximum of 5%
with a cross slope of 2%.
Accessible counters and service
Changes of elevation greater than 5% shall be accessible ramps.
The B Occupancy spaces shall have 60 percent of the entrances as an 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 plumbing fixtures shall meet ADA requirements
Energy Code.
A B Occupancy shall be heated, insulated and ventilated per the WEC and the International Mechanical Code
Plumbing and Mechanical Code
Plumbing and Heating shall meet the Uniform Plumbing Code and International mechanical code.
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
Conditional Use Permit $500.00
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 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.
Commercial or general offices up to 9,999 square feet generate 3.68 new PM peak hour trips per 1,000 square feet of gross floor area. .
Miscellaneous retail creates 2.40 new PM peak hour trips per 1,000 square feet of gross floor area.
A sit-down restaurant creates 6.13 new PM peak hour trips per 1,000 square feet of gross floor area.
A credit should be given for the previous residential use: $1,334.21
Formula:
𝑛𝑒𝑤 𝑝𝑚 𝑝𝑒𝑎𝑘 𝑡𝑟𝑖𝑝𝑠×
𝑠𝑞.𝑓𝑡.
1,000
×$1,321=$ 𝑇𝐹𝐶