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311 Cullens Easthaven expansion (2) City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597 Pre-Application Meeting February 12, 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: Marvin Pratt, East Haven Villas, LLC Representative: Bob Balmelli, RB Engineering Project Proposal: Construct 22,800 Sq. Ft. Memory Care Facility at existing East Haven Villa site with Boundary Line Adjustment Project Location: 311 Cullens Road / 111 Killion Road Tax parcel numbers: 21724140502 & 21724140600 Property Background and Zoning The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The purpose of the C-1 zone is to provide of the location of business centers to serve the needs of the community for convenience goods and services. The C-1 zone allows nursing homes, convalescent and congregate care facilities through a special use permit pursuant to Chapter 17.66 YMC. East Haven received a special use permit in 1997 to construct a 26,500 sq. ft residential care facility. In 2002, the Yelm Hearing Examiner approved a Phase II conditional use to construct an additional building for assisted living units, and associated office and maintenance facilities. The additional facility requires the issuance of a new conditional use 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. Pre-Application Meeting Page 2 of 6 Development Standards Water The site is within the City of Yelm water service area and the existing buildings are currently connected to City water service via an 8 inch main on Cullens. There is also a 6” fire line around and serving the building. There is a 10 inch water main located in Killion Road. 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 existing buildings are connected to City sewer service. There is a 2” sewer service line located on the south side of the existing facility, as well as what appears to be a 2” service line on the north side of the facility. The point of new connection will be determined when an official site plan is created. 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. Transportation Frontage improvements are required for all new development within the city, including expansion of uses that require a site plan review approval. The property fronts on Pre-Application Meeting Page 3 of 6 Cullens Road which improvements were completed as part of the original Conditional Use Permit Approval. The City of Yelm Transportation Plan identifies, in the Transportation Improvement Program Project Y4A, the need for a street connection between Coates and Killion Road. The future street would be constructed to a Commercial Collector Standard. In order to achieve the future connection, a requirement of any land use approval will most likely be to protect a 30 foot future road area along the northern property line from the Cullens Road point west to Killion Road. The boundary line adjustment and/or site plan review approval shall show the 30 foot future roadway area to be left unencumbered. 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 institutions and long-term care facilities to provide one parking stall for each two beds, plus one per employee based on the greatest number of care employees on a single shift. Chapter 17.72 YMC also offers incentives for reducing the number of required parking stalls, which East Haven used in the original Conditional Use Approval. Design Guidelines 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. The property is located within the “Village Retail District” of the Yelm Design Guidelines. 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. To encourage unique, identifiable architectural features at intersections, additional elements to be included are decorated rooflines, window or door treatments, light fixtures or building materials. 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. Pre-Application Meeting Page 4 of 6 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. Building 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. The proposed building an I-2 Occupancy Nursing Home, and will be reviewed for life/ safety, structural design, accessibility and energy code requirements. Life /Safety & Accessibility An I-2 Nursing Home building Shall conform of the International Building Code for an I-2 Occupancy, including but not limited to Section 407 and Chapter 11 An accessible circulation path shall be within all primary functions and from the I- 2 Nursing Home 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 I-2 Nursing Home spaces shall have 60% of the entrances accessible. One accessible parking stall shall be made available for each 25 parking stalls. Pre-Application Meeting Page 5 of 6 One van accessible parking stall is required for every six accessible parking stalls Parking lot shall be striped and signed accordingly Maneuvering clearance at door are waived provided the door width is a minimum of 44 inches Structural Design: The I-2 Nursing Home shall be designed per the requirements of Chapter 16 of the International Building Code as a risk category III Energy Code and Mechanical Code An I-2 Nursing Home shall be heated, insulated and ventilated per the WEC and the International Mechanical Code Plumbing Code The I-2 Nursing Home shall comply with the Uniform Plumbing Code for domestic water and sanitary waste. 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. 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. 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. Pre-Application Meeting Page 6 of 6 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. Boundary Line Adjustment A boundary line adjustment is a ministerial review. The boundary line adjustment can be reviewed concurrently with the Site Plan Review. 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. Fees & Charges Site Plan Review $350.00 + $50 per 1,000 sq. ft. of gross floor area Boundary Line Adjustment $100.00 SEPA Review $150.00 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 $6,394.00 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 congregate care or assisted living facility creates 0.17 new pm peak hour trips per dwelling (bed). 0.17 X 30 dwellings (beds) = 5.1 trips X $1,321.00 = $6,737.10 The City will accept a traffic engineers report as to peak hour traffic generation rather than the default table.